LAND TITLES AND DEEDS SYLLABUS
1st Semester S.Y. 2026-2027
KALINGA STATE UNIVERSITY
ATTY. PRINCESS MAE L. SOLBITA, CPA
I. GENERAL PRINCIPLES
A. Concept of Regalian Doctrine
a. Section 2, Article XII, 1987 Constitution
b. Section 3, Article XII, 1987 Constitution
B. Background of Torrens System of land registration
a. Purpose of Torrens System
b. Characteristics of a Torrens Title
c. Mirror Doctrine
d. Innocent Purchaser for Value
i. Enrique Locsin vs. Bernardo Hizon [Link] G.R. 204369 Sept. 17, 2014
C. Nature of registration proceedings
a. Section 2, P.D. 1529
i. Consuelo Legarda vs. N.M. Saleeby G.R. No. L-8936 October 2, 1915
D. Registration is not a mode of acquiring ownership
i. Wilfredo Vagilidad vs. Gabino Vagilidad Jr. G.R. No. 161136 November 16,
2006
ii. Casimiro Development Corp. vs. Renato Mateo G.R. No. 175485 July 27, 2011
iii. Spouses Gregorio De Guzman vs. Court of Appeals G.R. No. L-46935
December 21, 1987
E. Jurisdiction
a. Section 2, P.D. 1529
b. Section 34, B.P 129, as amended by R.A. 7691
F. Kinds of property as to ownership
a. Public Dominion (Article 420 of Civil Code)
b. Private Ownership
1) Patrimonial property (Article 421-422, 424 par. 2 of Civil Code)
2) Private property (Article 425 of Civil Code)
G. Ways to acquire Title of land
a. Judicial proceedings (Section 14 PD 1529, as amended)
b. Administrative proceedings
II. JUDICIAL REGISTRATION (Ordinary Registration Proceedings)
A. Non-registrable Properties
a. Property of public dominion (Article 420 of the Civil Code)
b. Specific kinds of non-registrable properties
1) Forest or timberland, public forest, forest reserves
2) Mangrove swamps
3) Mineral lands
4) Foreshore land and seashore
5) Navigable rivers, streams and creeks
6) Lakes
7) Military reservations
8) Other kinds of reservations
9) Watershed
10) Grazing lands
B. Registrable properties
C. Section 14(1) P.D. 1529 as amended by R.A. No. 11573
1) Requisites
i. Republic vs. Court of Appeals and Nuguit G.R. No. 144057 January 17,
2005
ii. Republic vs. Alconaba G.R. No. 155012 April 14, 2004
iii. Republic vs. Pasig Rizal Co., Inc. G.R. 213207 February 15, 2022
D. Nationality Restriction
a. Who may acquire alienable and disposable public agricultural lands
1) Filipino citizens only (Section 3, Article XII, 1987 Constitution)
i. Borromeo vs. Descallar G.R. No. 159310 February 24, 2009
ii. Ting Ho vs. Teng Gui G.R. 130115 July 16, 2008
iii. Matthews vs. Taylor G.R. No. 164584 June 22, 2009
b. Who may acquire private lands
1) Filipino citizens (Section 3, Article XII)
2) Private corporations or associations at least 60% of the capital of which is
owned by Filipinos (Section 3, Article XII)
3) Aliens by hereditary succession (Section 7, Article XII)
4) Former natural-born Filipinos per limits under Section 10 of RA 7042, as
amended by RA 8179 and under BP 185 (Section 8, Article XII)
i. Republic vs. Court of Appeals & Lapina G.R. 108998 August 24, 1994
5) Foreigners are allowed to purchase condominium units up to not more than
40% of the total and outstanding capital stock of a Filipino-owned or
controlled corporations (Section 5, R.A. No. 4726)
i. Hulst vs. PR Builders G.R. No. 156364 September 25, 2008
III. CERTIFICATE OF TITLE
A. Original Certificate of Title vs. Transfer Certificate of Title vs. Owner’s Duplicate
Certificate of Title
Reyes vs. Raval-Reyes GR No. L-21703 August 31, 1966
B. Title vs. Certificate of Title
C. Collateral Attack
a. Section 48, P.D. 1529
Catores vs. Afidchao GR No. 151240 March 31, 2009
Leyson vs. Bontuyan GR No. 156357 February 18, 2005
Alde vs. Bernal GR No. 169336 March 18, 2010
D. Spouses
a. Article 160 of the Civil Code
b. Article 124 of the Family Code
De Leon vs. De Leon GR No. 185063 July 23, 2009
Ponce De Leon vs. Rehabilitation Finance Corporation GR. No. L-24571
December 18, 1970