mendoSAN BEDA UNIVERSITY

College of Law
COURSE SYLLABUS

COURSE CODE:
COURSE TITLE: LAND TITLE AND DEEDS
COURSE CREDIT: 2 UNITS
COURSE PREREQUISITE/S:
FACULTY: ROWELL D. ILAGAN
EMAIL ADDRESS: rilagan@sanbeda.edu.ph
TERM/ACADEMIC YEAR: FIRST SEMESTER SCHOOL YEAR 2022-2023
DAY/TIME/ROOM/SECTION:
COURSE DELIVERY MODE: FULL ONLINE
CONSULTATION DAY/TIME:

COURSE DESCRIPTION

This course deals with the laws on land, titles, and deeds including the laws that govern
land registration in the Philippines. The course will relate land registration laws with pertinent
provisions of the Civil Code and Special Laws.

COURSE GOALS: Expected College of Law Graduate Attributes (ELGAs)

Know and understand the laws, memorize provisions critical and analytical
thinking, effective in written and oral communication, logical reasoning, and
sound judgment, exercise of proper professional and ethical responsibilities

LEARNING OBJECTIVES/OUTCOMES (LOs):

1. Knowledge/Remembering: define, list, recognize

2. Comprehension/Understanding: describe, explain, identify, recognize
3. Application/Applying: choose, demonstrate, implement, perform
4. Analysis/Analyzing: analyze, categorize, compare, differentiate
5. Evaluation/Evaluating: assess, critique, evaluate, rank, rate
6. Synthesis/Creating: construct, design, formulate, organize, synthesize

Upon completion of the Course Title course, the student is expected to be able to:

Expected College of
Law Graduate LEARNING OUTCOMES (LOs)
Attributes (ELGAs)

Critical and LO1. Explain how law is created and enforced by executive,
analytical thinking legislative, and regulatory bodies during class recitation and
discussion.
Effective in written
and oral LO2. Analyze the practical and policy implications of current

1
 communication and proposed statutes, regulations, judicial rulings, legal
arguments, and strategies in preparing a Legal Case.
Logical reasoning
LO3. Assess client concerns and translating them into
Sound judgment responsive legal arguments and strategies.
Exercise of proper LO4. Utilize legal research tools to gather information that
professional and aids in the analysis of legal issues in submitting the Research
ethical Paper.
responsibilities

ASSESSMENT/GRADING SYSTEM:

The student will be graded according to the following:

Percentage
Scope of (Weight is
Requirements (Based on the Learning Outcomes) Work based on the
(Individual) importance of
the LO)
LO1 Class recitations, Quizzes, Case Digests, Individual
LO2 and discussion Individual
LO3 Individual
LO4 - - Research Paper, Case Study

Class standing before Midterms Individual 16.67%

Midterm Exams Individual 16.67%
Class Standing after Midterms Individual 33.33%
Final Exams Individual 33.33%
TOTAL 100

LEARNING PLAN:

Design or the structure of the course that includes content/topics to be covered;

learning resources to be used; weekly schedule of the topics to be taken up; and the
learning methods to be utilized that are most likely to lead students towards the
goals and learning outcomes that were defined.

WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

Course Introduction
• Course overview Syllabus August 1-5, Lecture
• Course assignments 2022 Discussion
• Course requirements

2
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

Module 1:

I. NATURE OF ● Syllabus August 8-26, • Recitation

REGISTRATION ● Textbooks 2022 • Case study &
PROCEEDINGS AND ● Supreme Court reporting
JURISDICTION OF Decisions (SCRA) • Discussion/lecture
COURTS • Quiz

1. Concept of Regalian
Doctrine

a. Cruz v. Secretary of
Environment and Natural
Resources, G.R. No. 135383, 6
December 2000

b. Secretary of DENR v. Yap,

G.R. No. 167707, 8 October
2008

2. Torrens System of
Registration

a. Nature and Purpose of the

Torrens System

b. Background and
advantages of the Torrens
system

3. A view of the past and

present legislation on land
registration

a. The Public Land Act (CA

No. 141)
b. The Land Registration
Act (Act No. 496)
c. The Cadastral Act (Act
No. 2259)
d. The Property
Registration Decree (P.D.
1529)
e. Indigenous Peoples
Rights Act (RA No. 8371)

3
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

4. Regional Trial Courts

have exclusive jurisdiction
over land registration cases
a. Jurisdiction in civil cases
involving title to property
b. Distinction between the
court’s general and limited
jurisdiction
1. Junio v. De los Santos, G.R.
No. L-35744, 28 September 1984
2. Arceo v. Court of Appeals,
G. R. No. 81401, 18 May 1990
c. Delegated jurisdiction of
inferior courts in cadastral
and land registration cases

THE LAND
REGISTRATION
COMMISSION AND
REGISTRIES OF DEEDS

1. The Land Registration

Authority
a. Functions of the
Authority
b. Functions of the
Administrator

2. Office of the Register of

Deeds
a. The Registry of
Property
b. Effect of registration
c. General functions of
the Register of Deeds

1. Office of the Register of

Deeds
2. Ministerial duties of
Register of Deeds

a. Baranda v. Gustilo, G.R.

No. 81153, 26 September 1988.
b. Almirol v. Register of

4
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
Deeds of Agusan, G.R. No. L-
22486, 20 March 1968.

3. Instances when Register

of Deeds may deny
registration

5
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

Module 2:

III. MODES OF
REGISTERING LAND ● Syllabus August 29 -9 • Recitation
TITLES ● Textbooks September • Case study &
● Supreme Court 2022 reporting
1. Citizenship requirement Decisions (SCRA) • Discussion/lecture
a. Krivenko Doctrine • Quiz

a. Krivenko v.
Register of Deeds, G.R. No. L-
630, 15 November 1957.
b. Halili v. Court of
Appeals, G.R. No. 113539, 12
March 1998.

b. Acquisition of
agricultural lands of the
public domain limited to
Filipino citizens

6
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
c. Aliens may lease
private land
a. Llantino v. Co
Liong Chong, G.R. No. 292663,
20 August 1990.
d. A corporation sole
may acquire and register
private agricultural land
a. Roman Catholic
Apostolic Administrator of
Davao, Inc. v. Land Registration
Commission
e. Donation in favor of
a religious corporation
controlled by non-Filipinos
non registrable.
a. Register of Deeds
of Rizal v. Ung Sui Si Temple,
G.R. No. L-6776, 21 May
1955.
f. Land sold to an alien
which is now in the hands of
a Filipino may no longer be
annulled.
a. De Castro v. Tan,
G.R. No. L-31956, 30 April
1984.
b. Republic V.
Intermediate Appellate Court
and Gonzalves, G.R No. 74170,
18 July 1989.
g. Recover of land sold
to an alien
a. Rellosa v. Gaw Chee
Hun, G.R. No. L-1411, 29
September 1953.
b. Philippine Banking
Corporation v. Lui She, G.R.
No. L-17587, 12 September
1967
h. Rights of former
natural-born Filipino citizens
to acquire lands
a. Article XII, Section 8
of the Constitution
b. Batas Pambansa

7
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
185
c. Republic Act 7042, as
amended by Republic Act 8179

2. Classification of Public
Land
a. Classification of
public land is an executive
prerogative
b. Only alienable lands
of the public domain may be
the subject of disposition
a. Chavez v. Public
Estates Authority, G.R. No.
133250, 9 July 2002.
b. Bureau of Forestry v.
Court of Appeals and Gallo, G.
R. No. L-37995, 31 August
1987.
c. Director of Lands v.
Court of Appeals and Bisnar, G.
R No. 83609, 26 October 1989.
c. “Public lands” and
“government land”
distinguished
a. Montano v. Insular
Government, G.R. No. 3714, 26
January 26, 1909.

3. Non-Registrable ●
Properties
a. Property of public
domain
1. Article 419, 420, 421
and 422, 423, 424, 425 of the
Civil Code
2. Martinez v. Court of
Appeals, G.R. No. L-31271, 29
April 1974.
3. Laurel v. Garcia,
G.R. No. 92013, 25 July 1990.
4. Republic v. Alagad,
G.R. No. 66807, 26 Januaryy
1989.
5. Section 60 of CA
No. 141

8
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
b. Forest Lands
1. Republic v. Court of
Appeals and Lastimado, G. R.
No. L-39473, 30 April 1979.
c. Watersheds
1. Tan v. Director of
Forestry
d. Mangrove swamps
1. Director of Forestry v.
Villareal, G.R. No. L-32266, 27
February 1989.
e. Mineral lands
1. Atok-Big Wedge
Mining Co. v. Court of Appeals,
G.R. No. 88883, 18 January
1991.
f. National Parks
1. Palomo v. Court of
Appeals, G. R. No. 95608, 21
January 1997.
g. Military or naval
reservation
1. Republic v. Marcos,
G.R. No. L-29675, 30 September
1969.
h. Foreshore ands and
reclaimed lands
1. Republic v. Alagad,
G.R. No. 66807, 26 January
1989.
i. Lakes
j. Navigable rivers
k. Creeks
l. Reservation for
public and semi-public
purposes

• Recitation
Module 3: • Case study &
September reporting
IV. JUDICIAL 12-16, 2022 • Discussion/lecture
CONFIRMATION OF • Quiz
IMPERFECT OR
INCOMPLETE TITLES

a. Applicable Provisions and

9
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
Amendments
1. Section 47 and 48 of
the Public Land Act
2. Republic Act No.
1942
3. Republic Act No.
3872
4. Presidential Decree
No. 1073
5. Republic Act No.
9176

b. Requisites for availment of

Chapter VIII of the Public
Land Act
a. Republic v. Alconaba,
G.R. No. 155012, 4 April 2004.

c. Compliance with all

requirements for a
government grant ipso jure
converts land to private
property
a. Oh Cho v. Director of
Lands, G.R. No. 48321, 31
August 1946.

d. Land acquisition by private

corporations
a. Director of Lands v.
Intermediate Appellate Court
and Acme Plywood & Veneer
Co., Inc., G.R. No. 73002, 29
December 1986.
b. Natividad v. Court of
Appeals and Republic, G.R. No.
88233, 4 October 1991.

e. Land declared public land

in a previous registration case
may be the subject of judicial
confirmation

f. Decision of the cadastral

court declaring and as public
land odes not constitute res

10
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
judicata

g. Application must conform

to the requirements of the
Property Registration Decree
September
V. REGISTRATION 19- 30, 2022
UNDER THE PROPERTY
REGISTRATION DECREE

a. Who may apply

b. Section 14(2) authorizes
acquisition of ownership by
prescription
c. Acquisition of private lands
or abandoned river beds by
right of accession or accretion
c. Acquisition of ownership in
any other manner provided
by for law
a. International
Hardwood and Veneer Co. v.
University of the Philippines,
G.R. No. 521518, 13 August
1991.

VI. REGISTRATION
UNDER REPUBLIC ACT
NO. 11573

a. Who may apply

b. Requirements
c. Proof that the land is
Alienable and Disposable
d. Penalties

VII. REGISTRATION
UNDER THE INDIGENOUS
PEOPLES RIGHTS ACT

a. a. The Indigenous Peoples

Rights Act
1. 1. Constitutional provision
2. 2. Constitutionality of
IPRA
b. b. Modes of Acquisition

11
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
c. c. Resolution of conflicts
d. d. Ancestral Domains Office
e. e. National Commission on
Indigenous People
f. f. Option to secure certificate
of title under the Public Land
October 3-7
Act or the Property
Registration Decree 2022

VIII. FORM AND

CONTENTS, DEALINGS
WITH LAND

a. Section 15 of PD
1529
1. Form and contents of
the application
b. Section 16 of PD
1529
2. Non-resident
applicant
c. Section 17 of PD
1529
1. What and where to
file
d. Section 18 of PD
1529
1.
Application covering two or
more parcels
e. Section 19 of PD
1529
1. Amendments
f. Section 20 of PD
1529
1. When land applied
for borders on road
g. Section 21 of PD
1529
1. Requirement of
additional facts and papers;
ocular inspection
h. Section 22 of PD
1529
1. Dealings with land
pending original registration

12
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

VIII. IX. PUBLICATION,

OPPOSITION AND
DEFAULT

a. a. Section 23 of PD 1529
1. Notice of initial hearing,
publication etc.
b. b. Section 24 of PD 1529
1. Proof of publication and
notice
c. c. Section 25 of PD 1529
1. Opposition to application in
ordinary registration
d. d. Section 26 of PD 1529
1. Order of default; effect

X. HEARING, JUDGMENT
AND DECREE OF
REGISTRATION

a. Section 27 of PD 1529
1. Speedy hearing; reference to October 10-
a referee 14, 2022

XI. SPECIFIC EVIDENCE

OF OWNERSHIP

a. a. Proof of ownership,
generally
b. b. Survey plan
c. c. Possession and occupation
d. d. Tax Declaration; tax
receipts
e. e. Section 28 of PD 1529
(Partial Judgment)
f. f. Section 29 of PD 1529
(Judgment confirming title)
g. g. Section 30 of PD 1529
(When judgment becomes
final)
h. h. Section 31 of PD 1529
(Decree of registration) October 17-
21, 2022

Module 4:

13
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

XI. REMEDIES

a. a. Review of decree of
registration; Innocent
purchaser for value
1. 1. New trial or
reconsideration
2. 2. Relief form judgment; relief
form denial
3. 3. Appeals
4. 4. Review of decree of
registration
5. 5. Reconveyance
6. 6. Action for damages
7. 7. Action for reversion
8. 8. Cancellation of title
October 24-
9. 9.Recovery from the
Assurance Fund 28, 2022
10. Appeal from Judgment
10. 11. Rules of Procedure

Module 5:

XIII. XII. CADASTRAL

REGISTRATION
PROCEEDINGS

a. Order for Speedy

Settlement and Adjudication;
Survey; Notices
1. Section 35 of PD
1529 (Cadastral Survey
Preparatory to filing a
petition)
b. Petition: Lot Numbers
1. Section 36 of PD
1529 (Petition for registration)
c. Answer
1. Section 37 of PD
1529 (Answer to petition in
cadastral proceedings)
d. Hearing; Judgment; Decree
1. Section 38 of PD
1529

14
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
a. Nature and
purpose of cadastral
proceedings
b. Procedure leading
to the adjudication of
property through cadastral
October 31-
proceedings
c. Actions undertaken November
in cadastral proceedings 11 2022

Module 6:

XIII. CERTIFICATE OF
TITLE

a. Preparation of
decree and Certificate of Title
b. Entry of Original
Certificate of Title
c. Owner’s duplicate
Certificate of Title
d. Registration Books
e. Transfer Certificate
of Title
f. Statutory liens
affecting title
g. Statement of
personal circumstances in the
certificate
h. General incidents of
registered land
i. Registered land not
subject to prescription
j. Certificate not
subject to collateral attack
k. Splitting or
consolidation of titles
l. Subdivision and
consolidation plans

Module 7:

15
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
XIV. SUBSEQUENT
REGISTRATION

I. VOLUNTARY
DEALINGS WITH
REGISTERED LANDS

1. 1. Conveyance and other

dealings by registered owners
a. a. Formal requirements of
contracts involving real
property
b. b. Act of registration is the
operative at to convey or
affect registered land
2. 2. Constructive notice upon
registration
3. 3. Presentation of owner’s
duplication upon entry of
new certificate
4. 4. Dealings less than
ownership, how registered
5. 5. Grantee’s name,
nationality, etc., to be stated
6. 6. Primary Entry Book; fees;
certified copies

A. CONVEYANCES AND
TRANSFERS

1. 1. Procedure in registration
of conveyances
2. 2. Procedure where
conveyance involves portion
of land
3. 3. Carry cover of
encumbrances

B. MORTGAGES AND
LEASES

1. 1. Mortgage or lease of
registered lands
2. 2. Registration
3. 3. Discharge or cancellation
4. 4. Foreclosure of Mortgage

16
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)

C. POWER OF ATTORNEY;
TRUST

1. 1. Power of Attorney
2. 2. Trusts in registered land
3. 3. Trust with power of sale
4. 4. Judicial appointment of November
new trustee
14-25, 2022
5. 5. Implied trust

II. INVOLUNTARY
DEALINGS

1. Attachments
2. Adverse claim
3. Surrender of certificate in
involuntary dealings
4. Dissolution of attachment
5. Registration of orders of
court
6. Enforcement of liens on
registered land
7. Application for new
certificate upon expiration of
redemption period
8. Notice of lis pendens
a. a. Nature and purpose of lis
pendens
b. b. When appropriate
c. c. Contents of notice
d. d. Principle of primus tempore,
potior jure;
e. e. Cary over of notice on
subsequent titles
f. f. Cancellation of lis pendens
November
28-9
Module 8:
December
2022
XV. PETITIONS AND
ACTIONS AFTER
ORIGINAL
REGISTRATION

a. a. Surrender of withheld

17
 WEEK/
LEARNING LEARNING
DATE
TOPIC/CONTENT RESOURCES METHODS
(Schedule of
(arrangement or sequence of the (print and non-print (activities designed or
each Topic,
major topics is based on a materials and deployed by the teacher
Assign,
atoklogical order) online/ to bring about, or create
Exam for
open-access the conditions for
the entire
resources) learning)
semester)
duplicate certificates
b. b. Amendment and alteration
of certificates
c. c. Notice and replacement of
lost duplicate certificate
1. 1. Section 109 governs
replacement of lost duplicate
certificate
2. 2. Petition for replacement
d. d. Reconstitution of lost or
destroyed original Torrens
title
1.
2. 1. Judicial reconstitution
under RA No. 26
a. a. Sources of
reconstitution

1. For original
certificates of title
3. For transfer
certificates of title
4. For liens and
encumbrances
5. Meaning of “any
other document”

2. Administrative
Reconstitution

1. Property Registration Decree and Related Laws: Land Titles and Deeds
By: Oswaldo D. Agcaoili
2. Laws and Jurisprudence on land registration, environment and natural resources
By: Marissa Galandines and Joseph Ferdinand Dechavez

18
POLICIES:

Policies and values that the teacher might want to communicate through the
syllabus concerning attendance, participation, academic integrity (e.g.
plagiarism, cheating, fabrication), missing assignments, missed exams, recording
classroom activities, online behavior during synchronous sessions, etc.

1. Attendance will be checked every meeting.

2. Students who are called to recite but absent shall get a grade of 60.
3. Students who missed a quiz will get a grade of 60.
4. Students are prohibited from recording the online class as this is a violation of
the Copyright of the Professor.

Prepared by:

Signature
Rowell D. Ilagan
Faculty, College of Law

Approved by:

Signature
Atty. Marciano G. Delson
Dean, College of Law

Date Prepared by the Faculty

19