LAW 109

LAND TITLES AND DEEDS

COURSE MODULE

ATTY. LEO MIGUEL A. RAMOS

Professor
September 2020

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 INTRODUCTION

This course deals with the law on Property Registration Decree (PD No.
1529) and its Related Laws. Specifically, it provides discussion points or
topic on the fundamental concepts and principles of property ownership in
relation to land registration. The basic learning of the course becomes vital
in understanding the concept of property registration.

Considering the modular approach and the time allotted for this course
(barely thirty-six hours), the course is presented in such a way that
students are already guided with the specific topics to read, study and
research.

Students are expected to finish the ten (10) modules prepared. As

projected, the students shall be able to relate the significance of the course
to other related courses such as the law on property, evidence, obligations
and contracts, including the law on succession, at the end of the semester.

Course Objectives

At the end of the semester, students are expected to be able to do the

following:

1. Use critical thinking skills to understand the entire concept, definition,

history, doctrines, principles of Property Registration Decree,
including its Related Laws.

2. Discuss or amplify deeper understanding on the application of the law

on Property Registration Decree through case research and digest.

3. Articulate on the facts, issues and ruling of the Supreme Court on the
assigned case for research and digest.

Course Content

This course is planned as follows:

Unit I: General Provisions and the Land Registration Authority

Module 1. Nature of registration and its proceedings
Module 2. The Land Registration Authority and its Registries of
Deeds

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 Unit II: Original Registration and Cadastral Registration
Proceedings
Module 3. Registration Under the Property Registration Decree
Module 4. Judicial Confirmation of Imperfect or Incomplete
Title
Module 5. Publication, Opposition and Default and Decree of
Registration
Unit III. Certificate of Title, Subsequent Registration, Registration
of Judgments, Orders and Partitions
Module 6. Voluntary Dealings with Registered Lands
Module 7. Involuntary Dealings with Registered Lands
Unit IV. Assurance Fund, Registration of Patents, Petitions and
Actions after Original Registration, Consultas
Module 8. Purpose of Assurance Fund
Module 9. Certificates of title pursuant to patents
Module 10. Notice and replacement of lost duplicate certificate
and Reconstitution of lost or destroyed original of Torrens title.

Course Requirements

The requirements that are emphasized are:

1. Major Exam. The Major exam (Mid-Term and Final) comprises 70%
of your final grade. Submit your major exam to me through Google
Classroom.

2. Participation in the electronic discussion and submission of

case digest, which comprises 30% of your final grade, is an
important component of the course. I attach prime importance on
how you will share your ideas, knowledge, and experience with your
classmates. I expect that each member of the class shall contribute
substantially to this discussion.

MODULE 1 (Day 1)
NATURE OF REGISTRATION AND ITS PROCEEDINGS

Learning Objectives:

Upon completing this Module, you shall be able to do the following:

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 1. Articulate the concept of jura regalia and the purpose of the
Torrens system.
2. Distinguish between the past and present legislation on land
registration.
3. Explain what kind of proceeding is registration under the Torrens
system.

Major point of discussion in this Module:

What is the Regalian Doctrine? What is the “Mirror Doctrine”? What are the
advantages of the Torrens system? What is a proceeding in rem? What
courts have plenary jurisdiction over land registration case?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Republic vs. Santos, GR No. 180027, July 18, 2012
Director of Lands vs. Funtilar, GR No. L-68533, May 23, 1986
Cruz vs. Secretary of Environment and Natural Resources, 347 SCRA 128
Heirs of Labanon vs Heirs of Labanon, GR No. 160711, August 14, 2004

MODULE 2 ( Day 2)
THE LAND REGISTRATION AUTHORITY AND ITS REGISTRIES OF
DEEDS

Learning Objectives:

At the end of the Module, you shall be able to do the following:

1. Identify the functions of Land Registration Commission now Land

Registration Authority.
2. Identify the functions of the Registers of Deeds.
3. To discuss the meaning and effect of registration.

Major Point of Discussion in this Module:

What are the functions of the Authority?, its Administrators? and the
Register of Deeds? How is registration defined? What are the effects of
registration? Is the duty of the Register of Deeds ministerial? What are the
instances where Register of Deeds may deny registration?

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Noblejas vs. Teehankee, GR No. L-28790, April 29, 1968
Gomez vs. CA, GR No. 77770, Dec. 15, 1988
HI-LON Manufacturing, Inc. vs COA, GR No. 210669, Aug. 1, 2017
Baranda vs. Gustillo, GR No. 81153, Sept. 26, 1988

MODULE 3 (Day 3)
REGISTRATION UNDER THE PROPERTY REGISTRATION DECREE

Learning Objectives

Upon completion of this Module, you shall be able to do the following:

1. Articulate the concept of proceeding in rem and distinguished it

from proceeding in personam and quasi in rem.
2. Discuss who are qualified to apply registration under Section 14(1)
and 14(2) of PD No. 1529.
3. Identify who may acquire private lands or abandoned river beds by
right of accession and accretion under Section 14(3) of PD No.
1529.
4. Identify who may own lands under Section 14 (3) of PD No. 1529.

Major Point of Discussion:

Who may apply registration? What are the requirements for registration
under Section 14(1) of PD No. 1529? What is the concept of possession for
purposes of prescription? What is the differences between Section 14(1)
and Section 14(2) of PD No. 1529?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Sec. of DENR vs. Yap, 8 October 2008
Heirs of Malabanan vs. Republic, 29 April 2009
Heirs of Malabanan vs. Republic 3 September 2013, en banc (Reso)
Halili vs CA, 12 March 1998

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 MODULE 4 (Day 4)
JUDICIAL CONFIRMATION OF IMPERFECT OR INCOMPLETE TITLE

Learning Objectives:

At the end of this Module, you shall be able to do the following:

1. Articulate the meaning of period of possession under Section

48(b) of Public Land Act (CA No. 141, as amended).
2. Discuss what are the lands that may be subject of judicial
confirmation of title?
3. Illustrate its comparison with registration under the Indigenous
Peoples Rights Act..

Major Point of Discussion:

When is the land considered as A and D? What is the importance of period

of possession?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
De Leon vs De Leon-Reyes, GR No. 205711, May 30, 2016
Republic of the Philippines vs. Santos, GR No. 191516, June 4, 2014
Republic of the Philippines vs. Sese, GR No. 185092, June 4, 2014

MODULE 5 (Day 5)
PUBLICATION, OPPOSITION AND DEFAULT AND DECREE OF
REGISTRATION

Learning Objectives:

At the end of the Module, you shall be able to do the following:

1. Articulate the rules governing the notice of hearing, publication

and mailing.
2. Identify the grounds for opposition in ordinary proceedings.
3. Articulate the effect of Order of default.
4. Articulate the Citizenship requirement

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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Major Point of Discussions:

What is the purpose of publication? What are the proof required in

registration proceedings? Ownership? Who is an innocent purchaser for
value? What are the requisites for opposing publication? What are the
system of classification of public lands? When is the decree and certificate
of title be issued?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Escueta vs. Director of Lands, GR No. 5720, Aug. 20, 1910
Tang Sin Pan vs. Republic, GR No. 149114, July 21, 2006
Republic vs. Marasigan, GR No. 85515, June 6, 1991
Director of Lands vs. CA and Manlapaz, GR No. 45828, June 1, 1992

MODULE 6 (Day 6)
VOLUNTARY DEALINGS WITH REGISTERED LANDS

Learning Objectives:

At the end of this Module, you shall be able to do the following:

1. Discuss the requirements in conveyances and other dealings by

registered owner.
2. Articulate the process of registration of mortgage and lease.

Major Points of Discussion:

What are the formal requirements of contracts involving real property?

What is the meaning of contructive notice in relation to registration? What is
the essence of mortgage?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Limpin vs. Intermediate appelate Court, GR No. 70987, January 30, 1987
Ganzon vs. Sancho, GR No. L-56450, July 25, 1983

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 MODULE 7 (Day 7)
INVOLUNTARY DEALINGS WITH REGISTERED LANDS

Learning Objectives:

At the end of the Module, you shall be able to do the following:

1. Explain the kinds of involuntary dealings.

2. Illustrate the grounds upon which it may be issued.
3. Discuss the nature and purpose of each kind.

Major Point of Discussion:

What is an attachment? What is the nature of attachment? What are the

grounds where attachment can be issued? What is an adverse claim? Its
purpose? Nature?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Caviles vs. Bautista, GR No. 102648, Nov. 24, 1999
DBP vs. Acting ROD of Nueva Ecija, 162 SCRA 450
Cathay Metal Corporation Vs. Laguna West Multi-purpose Cooperative, GR
No. 172204, July 2, 2014.
Sajonas vs. CA, GR No. 102377, July 5, 1996

MODULE 8 (Day 8)
PURPOSE OF ASSURANCE FUND

Learning Objectives:

At the end of this Module, you shall be able to do the following:

1. Discuss the purpose of Assurance Fund.

2. Articulate on the claims against the Assurance Fund.
3. Explain when is the General Fund liable.

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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Major Point of Discussion:

What is the purpose of Assurance Fund? What are the claims aginst the
Assurance Fund? How is judgment be satisfied? What is the limitation of
action against the fund?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
ROD of Negros Occidental vs. Anglo, GR No. 171804, August 5, 2015
Estrellado vs. Martinez, GR No. 23847, November 18, 1925
Eagle Realty Corporation vs. Republic, GR No. 151424, July 4, 2008
Guaranteed homes, Inc. vs. Valdez, GR No. 171531, January 30, 2009

MODULE 9 (Day 9)
CERTIFICATES OF TITLE PURSUANT TO PATENTS

Learning Objectives:

Upon completion of this Module, you shall be able to:

1. Discuss the scope of Section 103 of PD No. 1529.

2. Articulate the difference between the Property Registration Decree
and Public Land Act.

Major Point of Discussion:

What are the classifiaction of lands under the Public Land Act? What are
the kinds of Patents? What are the differences between Property
Registration Decree and Public Land Act?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Dagdag vs. Nepomuceno, GR No. L-12691, February 27, 1959
Lahora vs. Dayanghirang, GR No. L-28565, January 30, 1971
Pajomayo vs. Manipon, GR No. L- 33676, June 30, 1971

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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 MODULE 10 (Day 10)
NOTICE AND REPLACEMENT OF LOST DUPLICATE CERTIFICATE
AND RECONSTITUTION OF LOST OR DESTROYED ORIGINAL OF
TORRENS TITLE.

Learning Objectives:

At the end of the Module, you shall be able to do the following:

1. Discuss the petitions and actions after the original registration.

2. Illustrate where to file such actions and petitions, the grounds
relied upon.
3. Articulate the process in Consultas.

Major Point of Discussion:

What are the actions that can be filed after the original registration? What
rule governs the replacement of lost duplicate certificate? What is the
concept of Reconstitution of lost or destroyed original of Torrens Title?
What are sources of Reconstitution?

References:

Property Registration Decree and Related Laws (Land Titles and Deeds)
2018 by Justice Oswaldo D. Agcaoili.
Republic Act No. 26
Vilbar vs. Opinion, GR No. 176043, January 15, 2014
PNB vs. Fernandez, GR No. 42109, May 13, 1935
Paulino vs. CA, GR No. 205065, June 4, 2014
Republic vs. CA et al., GR No. L-46626, December 27, 1979
Republic vs. Lorenzo, GR No. 172338, December 10, 2012
Republic vs. Zoomark R.P.C., Inc., GR No. 181891, December 5, 2012

Law  109  Land  Titles  and  Deeds                                                                                                                                                                                                                                                                                          

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