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CENTRO ESCOLAR UNIVERSITY

SCHOOL OF LAW & JURISPRUDENCE


Second Year, Second Semester
AY 2017-2018

LAND TITLES AND DEEDS1


By: Atty. Gifany L. Tongohan
gifany@gmail.com

Course Requirements:
1. Attendance, Special Assignments/Reports,
Quizzes, and Class Participation 40%
2. Midterm Examinations 30%
3. Final Examinations 30%

Please submit during the start of the semester your class card (or ¼ index card, if not yet available)
containing the following information:
1. Latest I.D. / Passport Size Photo
2. Name and Nickname in quotation marks
3. Year and Section (also please indicate if working or full-time student)
4. Birthday
5. Occupation / Office or Agency connected
6. Undergraduate school
7. Cel No. and Email Add.

Grading system:
1.00 98-100% Excellent
1.25 95-97% Very Good
1.50 92-94% Good
1.75 89-91% Above Satisfactory
2.00 86-88% Satisfactory
2.25 83-85% Above Average
2.50 80-82% Average
2.75 77-79% Needs Improvement
3.00 74-76% Passed
3.25 71-73% Conditionally Passed
3.50 68-70% Maybe Conditionally Passed Subject to Additional Requirements
3.75 65-67% Failed Subject to Reconsideration by the Dean
4.00 62-64% Failed
OD Officially Dropped
UO Unofficially Dropped
NFE No Final Requirement
IFR Incomplete Final Requirements

*Consult the CEU Law Student Handbook for other details regarding the grading system. The professor has
discretion to adjust the weight and mode of grading.

Classroom Decorum
1. Switch off or turn to silent mode all cellphones and electronic devices
2. Arrive no later than 20 minutes from the scheduled start of class
3. If you will be absent and wish to make up for your absence, submit before the start of the class a
written explanation or excuse letter containing the legitimate and reasonable reason for your
absence
4. No reading and no “Radio or TV SOS” during recitation

Prescribed Book: Property Registration Decree and Related Laws (Land Titles and Deeds) by:
Justice O.D. Agcaoili
*Pls. respect intellectual property rights of writers and purchase their books in the original.

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Please do not reproduce and distribute this syllabus without permission from the author. The flow of the syllabus
was patterned after the prescribed book above.
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Course Outline:

I. General Provisions - Chapter I


1.Torrens System (History, General Principles and Doctrines, and Purpose)
a. Background
b. Nature of Proceedings
c. Meaning, Purpose, and Advantages of Registration
d. Regalian Doctrine
e. Title vs. Grant vs. Deed vs. Contracts
f. Modes of Acquiring Ownership
g. Sources of Land Titles
h. Accretion (Alluvion) vs. Avulsion
i. Civil Code, Art. 457
ii. Spanish Law of Waters of 1866, Art. 84
iii. Civil Code, Art. 461
i. Lands Subject of Registration
2. Cases:
 Ledesma vs. Municipality of Iloilo, 49 Phil. 769 (1926)
 Traders Royal Bank vs. CA, 315 SCRA 190 (1999)
 Legarda and Prieto vs. Saleeby, 31 Phil. 590 (1915)
 Caragay and Prieto vs. Court of Appeals, 133 SCRA 718 (1984)
 Dolfo vs. Register of Deeds for the Province of Cavite, G.R. No. 133465, 25
September 2000
 Rodriguez vs. Lim, 459 SCRA 412 (2006) -Exception to Indefeasibility of Title
 Heirs of Malabanan vs. Republic, G.R. No. 179987, 29 April 2009; Resolution on
Motion for Reconsideration, 03 September 2013
 Republic vs. Manna Properties, Inc. 450 SCRA 247 (2005)
 Republic vs. Muńoz, 436 SCRA 108 (2007)
 Gordoland Devt. Corp. vs. Republic, 438 SCRA 425 (2007)
 Republic vs. Heirs of Sin, G.R. No. 157485, 26 March 2014
 Republic vs. Remnan Enterprises, Inc., G.R. No. 179155, 02 April 2014
 Lozada vs. Bracewell, G.R. No. 179155, 02 April 2014
 Valiao vs. Republic, G.R. No. 170757, 28 November 2011
 Hermoso vs. Court of Appeals, G.R. No. 166748, 24 April 2009
 Palanca vs. Republic, G.R. No. 151312, 30 August 2006
 Sec. of DENR vs. Yap, G.R. No. 167707, 08 October 2008
 Cruz vs. Sec. of DENR, G.R. No. 135385, 06 December 2000
 Carino vs. Insular Government, 212 U.S. 449, Law Ed., 594
 Republic vs. Agunoy, G.R. No. 155394, 17 February 2005
 Republic vs. Naguiat, G.R. No. 134209, 24 January 2006
 Ligon vs. Court of Appeals, G.R. No. 1077651, 01 June 1995
 Intestate vs. Estate of Don Mariano San Pedro vs. Court Appeals, G.R. No. 103727

II. The Land Registration Commission & its Registries of Deeds - Chapter II
1. Land Registration Authority
a. Functions of Administrator
2. Office of the Register of Deeds
a. Registration in public registry is notice to the whole world
b. Duty of Register of Deeds to register instruments is ministerial
c. Exceptions
d. Consulta – Chapter XV
3. Cases:
 Abrigo vs. De Vera, G.R. No. 154409, 21 June 2004
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 Guaranteed Homes vs. Valdez, G.R. No. 171531, 30 January 2009
 Baranda vs. Gustillo, G.R. No. 81153, 26 September 1988
 De Leon vs. De Leon, G.R. No. 185063, 23 July 2009
 Alfonso vs. Office of the President, G.R. No. 150091, 02 April 2007
 Naawan Community Rural Bank vs. Court of Appeals, G.R. No. 128573, 13
January 2003
 Sps. Llanes vs. Republic, G.R. No. 177947, 27 November 2008

III. Original Registration - Chapter III


1. Other Governing Laws
a. Presidential Decree 892
b. Philippine Bill of 1902
c. Act No. 496 or “The Land Registration Act”
2. Applications
a. Presidential Decree 1529 or “Property Registration Decree”
b. Commonwealth Act No. 141 or “The Public Land Act”
c. R.A. 1942
d. Presidential Decree 1073
e. R.A. 9176
3. Cases:
 Republic vs. Doldol, G.R. No. 132963, 10 September 1998
 Republic vs. Espinosa, G.R. No. 171514, 18 July 2012
 Averia vs. Caguioa, 146 SCRA 459
 Republic vs. SHAI, 502 SCRA 587 (2006)
 Republic vs. Naguit, 448 SCRA 442 (2005)
 Grande vs. Court of Appeals, G.R. No. L-17652, 30 June 1962, 5 SCRA (1962)
 Republic vs. Abrille, 71 SCRA 57 (1976)
 Susi vs. Razon, 48 Phil. 424 (1925)
 Director of Lands vs. IAC, and Acme Plywood and Veneer Co, Inc., 146 SCRA 5009
(1986)
 Natividad vs. CA and Republic, G.R. No. 88233, 04 October 1991, 202 SCRA 493
(1991)
 Chavez vs. Public Estate Authority, 384 SCRA 152 (2002)
 Republic vs. Iglesia ni Cristo. 591 SCRA 438 (2009)
 Natividad vs. CA and Republic, 202 SCRA 430
 Republic vs. IAC and Roman Catholic Archbishop of Lucena, 168 SCRA 165 (1988)
 Ayog vs. Cusi, 118 SCRA 492 (1982)
 Bureau of Ferestry vs. CA, 153 SCRA 351 (1987)
 Palomo vs. CA, 334 Phil. 357 (1997)
 Mesina vs. Sonza, 108 Phil. 251 (1960)
 Director of Lands vs. Manlapaz, G.R. No. 45828, 01 June 1992
 Zara vs. Director of Lands, 20 SCRA 641 (1967)
 Republic vs. CA and Maximo, 135 SCRA 156 (1985)
 Yngson vs. Secretary of Agriculture and Natural Resources, 123 SCRA 441 (1983)
 Eland Philippins, Inc. vs. Garcia, 613 SCRA 66 (2010)
 Heirs of Malabanan vs. Republic, G.R. No. 179987, 29 April 2009; Resolution on
Motion for Reconsideration, 03 September 2013
 Republic vs. Joson, G.R. No. 163767, 10 March 2014
 City Mayor of Parańaque vs. Ebio, G.R. No.178411, 23 June 2010, 621 SCRA 55
(2010)
 Republic vs. East Silverlane Realty Development Corporation, G.R. No. 186961, 20
February 2012
 Republic vs. CA and Tancinco, G.R. No. L-61647, 12 October 1984
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 International Hardwood vs. University of the Philippines, G.R. No. 52518, 13
August 1991
 Republic (Represented by Mindanao Medical Center) vs. CA, G.R. No. L-40912, 30
September 1976
4. R.A. 8371 or “Indigenous Peoples Rights Act-IPRA”
5. Case:
 Cruz vs. Secretary of Environment and Natural Resources, G.R. No. 135385, 06
December 2000
6. Form and Contents, Dealings with Land
7. Case:
 Benin vs. Tuason, G.R. No. L-26127, 28 June 1974
8. Publication, Opposition, and Default
9. Cases:
 Director of Lands vs. CA and Abistado, G.R. No. 102858, 28 July 1997
 Republic vs. Tiotien, G.R. No. 167215, 08 October 2008
 Director, LMB vs. CA, G.R. No. 112567, 07 February 2000
 Valisno vs. Plan, G.R. No. L-55152, 19 August 1986
10. Hearing, Judgment, ad Decree of Registration
a. Who May Apply for Registration – Citizenship Requirement
11. Cases:
 Borromeo vs. Descallar, G.R. No. 159310, 24 February 2009 - Exception to
Indefeasibility of Title
 Republic vs. CA and Lapińa, G.R. No. 108998, 24 August 1994
 Phil. Banking Corp. vs. Lui She, G.R. No. L-17587, 12 September 1967
 Republic vs. Villanueva, 114 SCRA 875 (1982)
 Director of Lands vs. IAC, L-73002, 146 SCRA 509 (1986)
 Director of Lands vs. Buyco, G.R. No. 91189, 27 November 1992
 Krivenko vs. Register of Deeds, G.R. No. L-630, 15 November 1947, 79 Phil. 461
(1947)
 Register of Deeds of Rizal vs. Ung Sui Si Temple, 97 Phil. 58 (1955)
 Roman Catholic Apostolic Administrator of Davao, Inc. vs. Land Registration
Commission, 102 Phil. 596 (1957)
12. Classification of Public Lands
a. Under Sec. 3, Art. XII Constitution
b. Under Sec. 9, Public Land Act
c. Under CA 141 and 1987 Constitution
d. Under the Civil Code, Arts. 419-421
13. Cases:
 Republic vs. Fabio, G.R. No. 159589, 23 December 2008
 Heirs of Malabanan vs. Republic, G.R. No. 179987, 29 April 2009, Resolution on
Motion for Reconsideration, 03 September 2013
 Hermoso vs. CA, G.R. No. 166748, 24 April 2009
 Chavez vs. NHA, G.R. No. 164527, 15 August 2007
14. Subsequent Registration – Chapter V
a. Voluntary dealings
b. Involuntary dealings
i. Non-registrable Properties
ii. Dealings with Unregistered Land – Chapter XIII
15. Cases:
 Collado vs. CA, 390 SCRA 343 (2002)
 Fudot vs. Cattleya Land, Inc., G.R. No. 13 September 2007
 Gurbax Singh Pabla & Co. vs. Reyes, 92 Phil. 177 (1952)
 Montano vs. Francisco, 594 SCRA 332 (2009)
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 Campillo vs. CA, 129 SCRA 512 (1984)
 Fule vs. De Lagare, 7 SCRA 351 (1963)
 L.P. Levise & CO. vs. Noblejas, 89 SCRA 520 (1972)
 PNB vs. CA and Chu Kim Kit, 187 SCRA 735 (1990)
 Velaso vs. CA, 260 SCRA 593 (1996)
 Remalante vs. Tibe, 158 SCRA 138 (1988)
 Gatioan vs. Gaffud, 27 SCRA 706 (1969)
 Llanto vs. Alzona, 450 SCRA 288 (2005)
 Chua vs. Soriano, 521 SCRA 68 (2007)
 Martinez vs. CA, 56 SCRA 647 (1974)
 Laurel vs. Garcia, 187 SCRA 797, G.R. No. 92013, 25 July 1990
 Ramos vs. Director of Lands, 39 Phil. 175 (19180
 Tan vs. Director of Forestry, 125 SCRA 302 (1983)
 Director of Forestry vs. Villareal, 170 SCRA 598 (1989)
 La Bugal-b’laan Association vs. ramos, 445 SCRA 1 (2004)
 Atok-Big Wedge Mining Co. vs. CA, 193 SCRA 71 (1991)
 Navy Officers’ Village Association, Inc. (NOVAI) vs. Republic of the Philippines,
G.R. No. 177168, 03 August 2015
 Republic vs. Reyes, 155 SCRA 313 (1987)
 Mateo vs. Moreno, 28 SCRA 796 (1969)
 Mercado vs. Reyes, 65 Phil. 247 (1937)
 Williams vs. Suner, 49 Phil. 534 (1926)
 Rivera vs. Moran, 48 Phil. 836 (1926)
16. Specific Evidence of Ownership
a. Classification of Land and Proof of Classification
b. Spanish Titles under P.D. 892
17. Case:
 Republic vs. T.A.N. Properties
 Act No. 2259 or “The Cadastral Act”
18. Registration of Patents – Chapter VIII
19. Jurisdiction – B.P. Blg. 129 and Special Laws
a. Second Level Courts
b. First Level Courts
c. HLURB
d. LRC
20. Registration of Judgments; Orders; Partitions – Chapter VI
21. Remedies
a. Procedural Remedies under the Rules of Court
b. Remedies under PD 1529
i. Petition for Review of Decree and & Re-Opening of Decree of
Registration
ii. Assurance Fund – Chapter VII
iii. Action for Reconveyance
c. Remedies under the Civil Code
i. Cancellation of Suit
ii. Quieting of Title
iii. Damages
d. Where title has passed to an Innocent Purchaser for Value
i. Damages v. guilty person
ii. Assurance Fund - Chapter VII
e. Petitions and Actions After Original Registration – Chapter X
22. Certificate of Title – Chapter IV

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23. Certificate of Land Transfer, Emancipation Patent, Affidavit of Non-Tenancy – Chapter
IX
a. Comprehensive Agrarian Reform Program or “CARP”
b. Presidential Decree No. 27 or “Tenant Emancipation Decree”
24. Related Laws
a. Republic Act No. 26 - An Act providing for Special Procedure for the
Reconstitution of TCT Lost or Destroyed
b. Republic Act No. 4726 or “The Condominium Law”
c. Act No 1508, as amended or “The Chattel Mortgage Law” – Chapter XIV
25. Forms in Land Conveyancing – Chapter XII
26. Schedule of Fees and Special Fund – Chapter XI

*Also read, in the original, the cases cited in the book and those assigned in the course of the
semester. Do not deprive yourselves the chance of learning by settling for digests.

“It is an excellent rule to be observed in all disputes, that


men should give soft words and hard arguments; that
they should not so much strive to vex as to convince each
other.” -John Wilkins