PROCESS

OF REGTSTRATION OF I,AND

1. survey - results in survey pLan to.be signed by a geodeEic engineer and approved by the directoE of Lands. 2. File application for iegistration rrith RTC where land is aciually
situated3 )bmittio, ol
tuo;

nj

Llorh

mdwl6rg
3.

a. b. c, d. e.

identify idenLify identify identify identify

basis of ownership
Iand adjacenE owners occupants/tenants encunbrances

Setting of initial

hearing.

1. I\lbLieation,/ Pos t ing hcet,, ol st bt|r.tttitl 4fiadcrtnl to bovnlatict or ir,1fwinq aro,a + rlttd tor npdlitalts4 5. qrpositor files verified opposition on or before hEarlng '
6. Otherwise,''

court issues order of general default OR if Ehe oppositor aEtends the hearing but he does not file opposiEion, the court may grant extension but if aE that Eime, stil} no opposition, the court vrill order a speci-al default. adjacen! owters.

b l|

no

opporitidt tdcfault

7. Ocular inspection - inprovements, Iots owners, Then the court will prepare a reporE.

Hearing/Trial - the applicant must prove three things: a. proof of publication ijurisdictional maEter) b. proof of olrnerstlip c. ploof of identity of Iand q)positors can introduce evidence rebuttal. evidence. 9. Decision - three situations:

to

support opposition

a. court decides in favor of applicant b. court decides in favor of oppositor/s c. court disrn-isses case beciuse nobody proves
10.court issues order for a Decree.

ownership

ll.Issuance of a Decree.
12.Register

of

Deeds issues

original. cert.ifj.cate of Title.

REXEDTES

L. Fro an Order of Default

a. before decision - file a nrotion to lift older of default on the ground of fraud, accident, mistake and excusable
negligence.

b. after decision - petition for relief on the grounds of fraud, accidents, mistake and negligence 2,
From

a Decision

a. The Iosing party may f ile a moEioE lEglreconsideraEion on the ground that the decision is contrary to lavr/evidence ' ft musE be filed within 15 days from receipE, otherwise, the decision becornes final. b. The losing party may fj-Ie a motion for new trial on the grounds tt- fiaud, accident,---Es-EiaE---E f- excusable nst be negl,igence or a newly discovered evidence. It filed vrithin 15 days.
c. the losing parEy

l*.1or

may jpEg-l on Ehe ground that the decision is contrary to 1aw/evidence. It Iuay be filed lrithin 15 ,

nlpp days

As a generaL rule, the party must file either a motion for reconsideration or a motion for new trial (Onnibus motion rule, puE all grounds). If Ehere is negr1y discovered evidence after filing a motion for recons j-deration and the party is not aware of it ac the time of hearing, and if it was denied, the party can file a moEion for a new tria1. If Ehe motion for a new trial is denied, the party may still appeal. 3.
Wh-ere Erom a Fina1 Judgment -, decj.si,on becomes 1.5 days.

final after the lapse of

a decree has not yet been issued, the losinq partv lrrav file a pet fr" grounas of fraud. accident. mistsake and excusable neqlioence. IE must be verif-ied and filed 60 days from notice bu!-i65Fihan 6 months slep A V4on ltt etry of decision. Wotion ol

qn dwq!, glhere a Decree has alreadv been issued. the losing party may file a,fop ztnw cd..r+ p.titioo t"ffilg ground of deprivation a^t """ o?Effi.I-ElEEs over the land thlu ,actual and extrinsic fraud. laftfn l?Y) utt

nustbefiledwittri.n1yearfromlssuan@thu!"qllo,av,E. (IPv). ./qll r.s purchaser Ior 1s one is rro no rtlnocenE ilnocent Purcoaser for value value (Irav). An tPV one fPV is propertyr,,ithoutknowIedgeofanY.j"eeetlnEffiSt*-.,.
,vd

wno Duvs Ene Thqoiyio

it
However,

W.pusd
Ex

ntic 4 q gr*nd

Prrtt

D4.W
w. Srrnd!
?t4l

of Erus t, ic fraud or b there is no IPV, The acti.on tmrst leal:-fioT yea-Es-f aisco-Efr-ET6E-tr911g-rs discorrcry if Ehe fraud is thru yEffif thru documenE/ within 10 document/ contract contract and within there is breach ot implied tsrusc (j . e. , revocatlon ot trust whlEnlas a prescriptive".".."i"ii-J"i-t.""-tffiEi period of 10 years.
righEs over the
V=afed

- lrlta acal

ortr, ;, ), . q'vlhld' ll Elwt4il,lnr.

,tintpE uifiblC

?e$d it to But if already sold to IPv, the only remedy fo!: the Iosittg parEy is l? ,,1o. k*, nat* file an action for danages against the perpetrator of fraud within 4 :- '-.. -"years. Ae wj.Il not gei the land back, only the vaLue of the land ptus 6f rc7ud)a#o4 '
9anages .

.khon for Rcvicvy' .ownq acptiv?d of lohlnlul t+t. . lWough qLh4l ot ctfiinsic. frqud

'Aofion

tor Ruonwgly -

rfiorc, lhah

t{ alv derne,

hot

,.te* . p499(A

lo ,rd

Wlon< 'in eF

t,dcpnvcl of doillnl.ql tlt. ovu fop 2. f eud/ btt4dl 6f fivsl

If the perpeErator of fraud is insolvent the losing Party may file an action ior damages against the Insurance Fund within 6 y6ars provided there is no negligence and bleach of trust.
'dfiaact
tnlawlol 't?tyqkoh
to uglilent

As a general rule, a final decision wiEh Publication binds al} Parties Persons (oPPositors and in rem. therefore, binds the whoLe norld' of possession from by a mere lrrit squatters) can be evicted/ousted the.issuance decree, the owrer person before of Ehe lf a enters court. possession. a Person enters person writ But if thru a of evict the can afier the issuance of the decree, Ehe owner must file an ejectment

suiE.

'lnaAg

wl+h

w
I grt

im

fuon

vranLftfid

An Original CertificaEe of Title j"s evidence of title, tha! the land is registered undeE the Torrens SysEem. It j-s j.sgued i.n trdo coPies! one ori.ginal which is wiEh the Register of Deeds and one duplicatc for theregistered o!rne!. AnendmenEs can be done surmarily under Sec. 108 of PD l52g if there is a typographical error and there Ls no disPute as Eo error or change of stsatus. But if there is a substantial change in the oCT or the change is di3puted' the Party nust go thru the ordinary registration proceeding.
E.g.

gt,

1. change from 16 degrees to 18 degrees - cannoE be changed sumrarily under Sec, 108 because this is a substantsial change. File an ordinary proceedj.ng. 2. tlpographical e!ro! - change from "Wacks Bernas" to "Wacks Bearnas." If wife objecE.s. Sec. 108 is not applicable. It must go thru a fu11-blo',m hearj.ng. 3. change from "sed cande, married to Ana Santos" to "sed cande." If wife objects, sec, 1OB is noE applicable. It &ust go Lhru a fulI-blorm hearing ff a duplicate ocT is Losi. one may file an action for replaceEent. If the original OcT is lost, one m.ry file for an acEion for reconstiEution (with rigid pubLication requirements). has been If a tltte must exerclse reconstituted, anyone dealing with Ehe title extraordinary diligence to be deemed an IPV. with it) 1.
SUBSEQUENT REGI

STRATION

iJ.e., the'land is already titled

and you deal

MorEgage

A nortqage is deemed registered if the mortgage is entsered in the day book even if it j.s nor annotated at the -ack of the title. ?herefore, a buyer is bound by the mortgage. Latest SC decision: entry of mortgage in day book = registraEion 2. Mverse Claims or Lis
Pendens

An adverse claim has a Iife of 30 days, otherwise, !t lapses. An affidavit of adverse claim must be entered at once into the day book so that the subsequent buyer is constructively bound, In case of

doubLe sale, the person cannot invoke registrati.on in good faith as mentioned in Art, 1544 of rhe civil code of the Philippines when there is a lj-s pendens annotated at the bact of the litle. Fillng of an action Etay take time.
cHArN oF

TrrLE - Ncol fo(

of lrart a ,iir,(( (! lilvr)

this is an excepti.on to the civil law doctrine that the stream cannot be higher Ehan the source, i.e.. even if the seller has no title, the buyer can have titl e.
Example

TITLE

xY

goes

registered owner of tCT 12345 to US, so gi.ves title to

VAIID

friend

void Eitle

entrusted by X forges X's sigRa--ure in deed of sale of land in Y's favor, Y gets TcT 1.23{6 from Register of Deeds (Y is a foLgeL, Eherefore, Y has a
I

*'o

qtk ?, tLr4utL

tl

It th' Nnt, t
fot

ot1u be*,

hC,,

nLw6o*.
ti+tc i7 1pi7.

,1,,

Y sells land to Z as IPV Z regj-stels ]and and gets TCT 12347 Z has a valid tirLe

VAI-ID

X returns and asks Y for iitle and learns the sale of land co Z. X cannot recover frol6]. Z because as between iwo persons, the one who caused the Ioss and whc is deemed negligenE must suffer. Remedy of x is to file an actj-on againsE Y for damages. But if z has noE yet obtained title, X carr recover from Z.
Example

XY-

owns TCf 123{5 misrepresents to Z that he is X and sel}s the land to

Zif Z gers tirle, TcT f2i41 ) title is VOID, Z is negligent because he has the duty tso find out that the seller is the registered owner, therefore, X can recover the property frolrr. Z. .Al"so if the price
Y did not get any title

of the properly is suspj.ciously low. There is no chain of tltle since in his name. therefore, Z has no title also.
Exarple S
3

Y forges the deed of sale buE does not register it to get a new Y shows to Z. z buys. Y makes deed of title j.n favor 9f Z. X can recover the property from Z because there is no chaj.n of title. As between 2 persons, the one who should hs6ulder the loss is the one who is negligent. In this examp.Ie. Z is negligent. Note that X must have a valid title !n the first place. oeherwise, there can be NO chain of tit1e. NoEe further that if there is no chain of EiEle buE Iand is mortgaged, X can recover from z but mus respect..Che mortgage.S##S

title.

io ntonsivct or nylau. q lort t*lo Viy - bmd! with q,l;Lr,

tt4yiUxcnlg
ry

ntit
land

fo( ruonslilvhon ig qinu\

Du

pllt4tt-

- no nctd for Striol rvn

fuoublc

ao6

tl

it r6i4a1 ondu fqrqv

dain - fivrt bt
lworn ,tqtcmcnt

gXsrun
'

,alt

frAvusc

oy domlnical

^mvst daim okr 111, lqnd

4ll

w tl|tsltttt

i1t

bm*t tgri"fii

4t wctl

mon' t?v good lor 30 day blf doot nof ailomalulltl Rl onlLJ wh.n tanolc{ oY
bttclrur.,tlvL
poli

ttt

1o

no

scizc

kkt

lotcl

cffcct

Lit

Fndut - contfu4tv?-

ttotict

to 4t thqt iltqt-

lt

putling f\gabn

6rovnds {ot unccllqhon :

t. fildlo w
Qviut;ng of

Z. tlot hotl,lt4ry to profu) ltL p"rt!

NrHn o? Ju^gnql - annot4lo

Athon

for

Quail in rcm. qindt on$ tno Tar\t,s rvuqcion- M4! onlA bL f1'lcd b5 tot eon tn connbtlon fuw/trotd r4nJfur

iu*ntnt

lillc

?obllv l1hdt ?vbtb tqnd

U
c,ramino

yohibr'lion to alicmfa land

dqlivd

bV

pknr

for 9

Xrs

PV

ilWt alw4lt

tlto

otrtrlttts

Banks

aM tinanoi$l intlitthons - Mutl lho kcv oS llls litlc. Wuwlp not innoLA! noll1qfar.
.

lt thctiltu ^trd qht(o 4cW, to*hu )rtqvlrvs' , Qqnot *t! on

tttltltralo of li$t,

dtlalcin

'tsltcomcl

tnutlml lands - n)onn lo ttt s =rlat Lanfu - Mong 1o yov't . for pvblit'' uto

'

?dalnd

Lands

?A

v /1mari' canuof bc aqvircd h4 tho ut7' fuon lh?' ?oY'