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SECOND DIVISION
REPUBLIC OF THE PHILIPPINES, G.R. No. 210341
Petitioner,
Present:
CARPIO, J, Chairperson,
- versus - BERSAMIN,*
DEL CASTILLO,
MENDOZA, and
LEONEN,JJ.
JOSEFINO 0. ALORA and Promulgated:
OSCAR 0. ALORA,
Respondents.
x--------------------------------------------------------------------------------------
DECISION
CARPIO, J.:
The Case
Before this Court is a petition for review under Rule 45 of the Rules of
Court assailing the 5 December 2013 Decision 1 of the Court of Appeals
(CA) in CA-G.R. CV No. 99280, which denied the appeal of the Republic of
the Philippines (petitioner) and affirmed the 3 July 2012 Resolution of the
Regional Trial Court, Branch 31 of San Pedro, Laguna (RTC) in LRC Case
No. SPL-0697-10.
The Facts
On 6 May 1969, spouses Pedro and RafaelaAlora sold a parcel of land
with an area of 12, 710 square meters, located in Barangay San Vicente, San
Pedro, Laguna to their sons Josefino 0. Alora and Oscar 0. Alora
Designated acting member per Special Order No. 2079 dated 29 June 2015.
1
Rollo, pp. 40-53. Penned by Associate Justice Agnes Reyes-Carpio, with Associate Justices Noel J.
Tijam and Priscilla J. Baltazar-Padilla concurring.
~
Decision 2 G.R. No. 210341
(respondents) for ₱5,000.00.2 This parcel of land is more particularly
described under Plan Psu-119876, and covered by Tax Declaration No. 24-
0017-00507.3 The parties to the sale executed a Deed of Conveyance dated 8
May 1969.
On 6 June 2010, respondents filed a verified application for
registration of title before the RTC, which was docketed as LRC Case No.
SPL-0697-10. Oscar, who was in the United States, authorized his brother
Josefino to represent him in the proceedings, under a Special Power of
Attorney dated 26 November 2010.
In the application, respondents claimed that they purchased the parcel
of land, and that they had no knowledge of any mortgage or encumbrance or
any person having any interest over the same property.4 They further claimed
that they had been planting crops on the parcel of land from 1969 to 2010.
The approved plan showed six lots which respondents intended to develop
as a commercial property.5
The respondents further claimed that they paid all taxes on the
property and registered the Deed of Conveyance with the Registry of Deeds
and Assessor’s Office, and had traced back the tax declarations of their
predecessors-in-interest from 1935. The parcel of land originally belonged to
Colegio de San Jose, Inc., and was transferred to Pedro Salandanan.
Subsequently, Salandanan conveyed the property to Pedro Alora,
respondents’ father.
In order to prove that the parcel of land was disposable and alienable,
respondents submitted the following as evidence:
1. Certification dated 17 May 2010 issued by Jovito Oandasan,
Chief of Forest Management Service of the Community Environment
and Natural Resources Office (CENRO) of the Department of
Environment and Natural Resources (DENR) which stated that the
parcel of land is part of “Alienable and Disposable (A & D) land
under Project No. 10-A, per BFD Land Classification Map No. 3004
certified and declared as such on September 28, 1981.”;6
2. Land certification mark 304 consisting of sheets 1 and 2 from
the National Mapping Resource Information Authority (NAMRIA)
which bears a certification that the areas set aside are alienable and
disposable for cropland and fishpond development under Forestry
Administrative Order No. 4-1627 dated 28 September 1981;7
2
Id. at 11.
3
Id. at 40-41.
4
Id. at 11-12.
5
Id. at 43.
6
Id. at 93
7
Id. at 70, 95.
Decision 3 G.R. No. 210341
3. Certified copy of the polyester film copy (SEPIA) of approved
Plan Psu-119876 dated 20 April 1949;8
4. Certified technical description of Plan Psu-119876;9 and
5. Certification in lieu of Geodetic Engineer’s Certificate for
Registration Purposes.10
Respondents were also able to present the following documents:
1. Certified photocopies of Tax Declaration Nos. 1794, 2206
(dated 28 December 1950), 2352 (dated 22 January 1952) and 2381
(dated 28 January 1952) issued to Colegio de San Jose, Inc.;
2. Affidavit of Transfer of Real Property executed by Colegio de
San Jose, Inc. in favor of Pedro Salandanan and N.V. Sinclair;
3. Certified photocopy of Tax Declaration No. 2466 issued to
Pedro Salandanan on 17 December 1952;
4. Certified copy of the Deed of Absolute Sale executed by Pedro
Salandanan in favor of Pedro Alora dated 22 September 1953;
5. Certified photocopy of Tax Declaration No. 2946 issued to
Pedro Alora on 21 December 1964;
6. Official Receipt No. 3820443 dated 18 March 2010;
7. Copy of the Deed of Conveyance dated 8 May 1969 executed
by Pedro Alora in favor of respondents;
8. Certified photocopy of Tax Declaration No. 8707 issued to
respondents in 1985;
9. Official Receipt No. 8594515 dated 14 September 2010;
10. Duplicate original copy of Tax Declaration No. 017-0592
issued to respondents in 2000;
11. Certified photocopy of Tax Declaration No. 0017-000507
issued to respondents in 2006; and
12. Official Receipt No. 9454614 dated 9 February 2010.11
8
Id. at 72.
9
Id.
10
Id.
11
Id. at 42-43.
Decision 4 G.R. No. 210341
The following persons also testified to support respondents’ claim:
1. Jovito Oandasan, Chief of Forest Management Service of
CENRO;
2. Rodolfo Gonzales, Special Investigator I of the DENR,
Provincial Environment and Natural Resources Office (PENRO), Los
Baños, Laguna;
3. Engineer Marlon Climaco, a licensed Geodetic Engineer;
4. Rolando Rosal, one of respondents’ helpers; and
5. Respondent Josefino Alora.12
Oandasan testified that as chief of CENRO, his professional duties
included issuing certifications as to the status of lands. He also claimed that
the subject parcel of land is alienable and disposable under BFD Land
Classification No. P004 released on 28 September 1981, and that he was
able to secure a land certification mark 304 from the NAMRIA which bears
a certification stating that the areas set aside are alienable and disposable for
cropland and fishpond development under Forestry Administrative Order
No. 4-1627 also dated 28 September 1981.13
Gonzales testified that he was tasked with investigating public land
applications. He conducted an ocular inspection of the property as well as
examined documentary evidence relating to respondents’ application.
Gonzales’ report stated that the property is “not within a previously patented
title or any public land application or administrative title.”14
Petitioner, through Assistant Provincial Prosecutor Jose De Leon, Jr.,
did not present any evidence to oppose the application.15
The Ruling of the RTC
The RTC ruled in favor of the respondents. The dispositive portion of
the Resolution dated 3 July 2012 reads:
WHEREFORE, and upon previous confirmation of the Order of
General Default, the Court hereby adjudicates and decrees a parcel of land
(subdivided into Lots 1 to 6), as shown on Plan Psu-119876 situated in
Barangay San Vicente, San Pedro, Laguna containing an area of 12,710
square meters in favor of and in the names of Josefino O. Alora and Oscar
O. Alora.
12
Id. at 41-43.
13
Id. at 41.
14
Id.
15
Id. at 44.
Decision 5 G.R. No. 210341
SO ORDERED.16
The RTC stated that under the Regalian Doctrine, all lands of the
public domain belong to the State. Thus, the applicant bears the burden of
proving “through incontrovertible evidence that the land sought to be
registered is alienable and disposable based on a positive act of the
government.”17 The RTC also cited Sections 14 and 48 of Presidential
Decree (P.D.) No. 1529 which provide that an application for land
registration must fulfill three requisites: (1) the land is alienable public land;
(2) the applicant has been in open, continuous, exclusive, and notorious
possession and occupation of the land since 12 June 1945 or earlier; and
(3) the applicant’s possession must be under a bona fide claim of
ownership.18
The RTC held that while Republic v. T.A.N. Properties, Inc.19 clearly
stated that “the applicant for land registration must present a copy of the
original classification approved by the DENR Secretary and certified as true
copy by the legal custodian of the official records,” the applicable doctrine is
that in Republic v. Serrano:20
x x x However, in the case of Republic v. Serrano, which is [on] all
fours with this case, the Court held that a DENR Regional Technical
Director’s certification, which is annotated on the subdivision plan
submitted in evidence, constitutes substantial compliance with the legal
requirements. Applying the said precedent, this Court finds that a DENR
Regional Technical Director’s Certification annotated on the subdivision
plan and attested to by the CENRO and DENR official representatives
declaring under oath that the property subject of this application is within
the areas set aside as alienable and disposable for cropland and fishpond
development under Forestry Administrative Order No. 4-1627 dated 28
September 1981 constitutes sufficient compliance with the above-stated
requirements.21
The RTC also held that the applicants had satisfactorily shown that
they and their predecessors-in-interest had been in open, continuous,
exclusive, adverse, and notorious possession of the property under a bona
fide claim of ownership for the period required by the Property Registration
Decree.22
Thus, petitioner, represented by the Office of the Solicitor General,
filed an appeal before the CA.
16
Id. at 76.
17
Id. at 75.
18
Id.
19
578 Phil. 441 (2008).
20
627 Phil. 350 (2010).
21
Rollo, p. 75.
22
Id.
Decision 6 G.R. No. 210341
The Ruling of the CA
Petitioner argued that the RTC erred in applying the doctrine in
Republic v. Serrano,23 which was decided on 24 February 2010, and the
applicable doctrine is Republic v. T.A.N. Properties, Inc. which was decided
on 26 June 2008 and has been reiterated in subsequent cases.
The CA, however, denied the appeal. The court a quo cited the case of
Republic v. Vega,24 which harmonized the conflicting rulings in Republic v.
Serrano and Republic v. T.A.N. Properties, Inc. In Republic v. Vega, this
Court ruled that the doctrine enunciated under Republic v. Serrano applies
pro hac vice and “it does not in any way detract from our rulings in
Republic v. T.A.N. Properties, Inc., and similar cases which impose a strict
requirement to prove that public land is alienable x x x.”25 The CA based its
ruling on the express declaration in Republic v. Vega, to wit:
As an exception, however, the courts — in their sound discretion
and based solely on the evidence presented on record — may approve the
application, pro hac vice, on the ground of substantial compliance
showing that there has been a positive act of the government to show the
nature and character of the land and an absence of effective opposition
from the government. This exception shall only apply to applications for
registration currently pending before the trial court prior to this Decision
and shall be inapplicable to all future applications.26 (Underscoring and
boldfacing in the original)
Hence, the instant petition.
The Issues
Petitioner alleges that:
1. The CA erred in holding that respondents were able to
substantially establish that the subject parcel of land is alienable
and disposable; and
2. The CA erred in holding that the respondents were able
to sufficiently prove that they and their predecessors-in-interest
were in possession of the subject property since 12 June 1945
or earlier.
The Ruling of the Court
The petition is granted.
23
627 Phil. 350 (2010).
24
654 Phil. 511 (2011).
25
Id. at 527.
26
Id.
Decision 7 G.R. No. 210341
To reiterate, under Section 14 of the Property Registration Decree:
Section 14. Who May Apply.— The following persons may file
in the proper Court of First Instance an application for registration of title
to land, whether personally or through their duly authorized
representatives:
(1) Those who by themselves or through their predecessors-in-
interest have been in open, continuous, exclusive and notorious
possession and occupation of alienable and disposable lands of the public
domain under a bona fide claim of ownership since June 12, 1945, or
earlier.
xxxx
Thus, applicants for registration must prove the following: (1) that the
subject land forms part of the disposable and alienable lands of the public
domain; and (2) that they have been in open, continuous, exclusive, and
notorious possession and occupation of the land under a bona fide claim of
ownership since 12 June 1945 or earlier.
In order to prove that the parcel of land is part of the disposable and
alienable lands of the public domain, respondents rely on the certification
issued by the CENRO. The issue is whether this is sufficient evidence to
show that the subject parcel of land falls within the disposable and alienable
lands of the public domain.
Petitioner claims that the CA and the RTC should have applied our
ruling in Republic v. T.A.N. Properties, Inc., which was promulgated on 26
June 2008. In that case, we held that applicants for land registration must
present a copy of the original classification approved by the DENR
Secretary and certified as true copy by the legal custodian of the official
records. If this standard were to be applied in the instant case, the CA
decision should be overturned because respondents failed to present a
certified classification from the DENR Secretary. Petitioner argues that the
standard in Republic v. T.A.N. Properties, Inc. has been applied in more
recent decisions of this Court.
The CA, however, did not follow the ruling in Republic v. T.A.N.
Properties, Inc. Instead, it followed Republic v. Serrano (decided on 24
February 2010) and Republic v. Vega (decided on 17 January 2011). In
Republic v. Serrano, we allowed the approval of a land registration
application even without the submission of the certification from the DENR
Secretary. As this ruling presented an apparent contradiction with our earlier
pronouncement in Republic v. T.A.N. Properties, Inc., we sought to
harmonize our previous rulings in Republic v. Vega. We then said that the
applications for land registration may be granted even without the DENR
Secretary’s certification provided that the application was currently pending
at the time Republic v. Vega was promulgated. Since respondents’
Decision 8 G.R. No. 210341
application was pending before the RTC at the time Republic v. Vega was
promulgated, the CA ruled in favor of the respondents, despite the lack of
certification from the DENR Secretary.
Admittedly, we declared in Republic v. Vega that trial courts may grant
applications for registration despite the absence of a certification from the
DENR Secretary. It should be emphasized, however, that Republic v. Vega
applies on a pro hac vice basis only. After Republic v. Vega, we pointed out
in Republic v. San Mateo 27 that:
In Vega, the Court was mindful of the fact that the trial court
rendered its decision on November 13, 2003, way before the rule on strict
compliance was laid down in T.A.N Properties on June 26, 2008. Thus,
the trial court was merely applying the rule prevailing at the time, which
was substantial compliance. Thus, even if the case reached the Supreme
Court after the promulgation of T.A.N Properties, the Court allowed the
application of substantial compliance, because there was no opportunity
for the registrant to comply with the Court's ruling in T.A.N Properties,
the trial court and the CA already having decided the case prior to the
promulgation of T.A.N Properties.
In the case here, however, the RTC Decision was only handed
down on November 23, 2010, when the rule on strict compliance was
already in effect. Thus, there was ample opportunity for the respondents to
comply with the new rule, and present before the RTC evidence of the
DENR Secretary's approval of the DENR-South CENRO Certification.
This, they failed to do.
In the instant case, the RTC Resolution was issued on 3 July 2012,
after the promulgation of Republic v. T.A.N Properties, Inc. Thus,
following our ruling in Republic v. San Mateo, the rule requiring
certification from the DENR Secretary should be applied.
It is important to emphasize that the more recent case of Republic v.
Spouses Castuera, 28 decided on 14 January 2015, applied the rule in
Republic v. T.A.N Properties, Inc. without any qualification.
WHEREFORE, the petition is GRANTED. The 5 December 2013
Decision of the Court of Appeals in CA-G.R. CV No. 99280 and the 3 July
2012 Resolution of the Regional Trial Court, Branch 31 of San Pedro,
Laguna in LRC Case No. SPL-0697-10 are hereby REVERSED and SET
ASIDE.
SO ORDERED.
ANTONIO T. CARPIO
Associate Justice
27
G.R. No. 203560, 10 November 2014.
2
• G.R. No. 203384, 14 January 2015.
Decision 9 G.R. No. 210341
WE CONCUR:
d~~,7
£~i1"~o C. DEL CASTILL<J ND OZA
Associate Justice
Associate Justice
ATTESTATION
I attest that the conclusions in the above Decision had been reached in
consultation before the case was assigned to the writer of the opinion of the
Court's Division.
ANTONIO T. CARPIO
Associate Justice
Chairperson
Decision 10 G.R. No. 210341
CERTIFICATION
Pursuant to Section 13, Article VIII of the Constitution, and the
Division Chairperson's Attestation, I certify that the conclusions in the
above Decision had been reached in consultation before the case was
assigned to the writer of the opinion of the Court's Division.
MARIA LOURDES P.A. SERENO
Chief Justice
