27 republic v ching

8/19/2019 27 Republic v Ching

1/12

SECOND DIVISION

REPUBLIC OF THE,

Petitioner,

- versus -

JOSE T. CHING represented by hs!tt"rney#n#$%&t, !NTONIO V.CHING,

Respondent.

G.R. N". '()'))

Present:

CORONA,∗ CJ ,

CARPIO, J ., Chairperson,

LEONARDO-DE CASTRO,∗ ∗

PERALTA, and

MENDOA, JJ.

Pro!u"#ated:

O$to%er &', &'('

) -------------------------------------------------------------------------------------- )

D E C I S I O N

*ENDO+!, J .

In this Petition *or Revie+ on certiorari under Ru"e , the Repu%"i$ o* the

Phi"ippines, represented % the O**i$e o* the So"i$itor /enera" (OSG), assai"s the

Nove!%er &0, &''0 De$ision1(2 o* the Court o* Appea"s (CA), in CA-/.R. C3 No.

''4(0-MIN, reversin# the De$e!%er 4, &''& Reso"ution1&2 o* the Re#iona" Tria" Court,

5utuan Cit, 5ran$h & (RTC), disa""o+in# the App"i$ation *or Re#istration o* Tit"e o*

respondent 6ose Chin#, represented % his Attorne-in-7a$t, Antonio Chin#, in Land

Re#istration Case No. N-&8'.

THE F!CTS

On Au#ust 8, (888, respondent 6ose Chin#, represented % his Attorne-in-7a$t, Antonio

Chin#, *i"ed a veri*ied App"i$ation *or Re#istration o* Tit"e $overin# a par$e" o* "and

+ith i!prove!ents identi*ied as Lot (, S/S-(4-''''49-D, %ein# a portion o* Lot &940,

/SS-('-''''4, %e*ore the RTC. The su%e$t "ot is a $onso"idation o* three ;4


2/12

$onti#uous "ots situated in 5an=a, , A#usan de" Norte, +ith an area o* 0,&&8 s>uare

!eters. The *irst par$e" o* "and is $overed % Ta? De$"aration No. 8@/R-((-''4-'@-

A the se$ond par$e" % Ta? De$"aration No. 8@/R-((-''4-'-I and the third par$e"

% Ta? De$"aration No. 8@/R-((-''4-'49-A. In support o* his app"i$ation, respondent

atta$hed the ;a< SBet$h p"an142 ;%< Te$hni$a" des$ription12 ;$< Tra$in# C"oth o* P"an o*

Portion o* Lot &940, /ss-('-''''4, +hi$h is a Se#re#ation P"an o* Portion o* Lot

&940, /ss-('-''''4(, as surveed *or 6ose T. Chin# and du" approved % the 5ureau

o* Land DENR Re#ion )III on 6u" '0, (880 $overin# the su%e$t "and12 and ;d<

Spe$ia" Po+er o* Attorne e?e$uted % 6ose T. Chin# authori=in# Antonio 3. Chin#, 6r.

to *i"e an app"i$ation *or tit"e over the "and.1@2

Respondent a""e#ed that on , he pur$hased the su%e$t "and *ro! the "ate *or!er

#overnor and as eviden$ed % a Deed o* Sa"e o* nre#istered Lands.192Initia"", the RTC, a$tin# as a "and re#istration $ourt, ordered respondent to sho+ $ause

+h his app"i$ation *or re#istration o* tit"e shou"d not %e dis!issed *or his *ai"ure to state

the $urrent assessed va"ue o* the su%e$t "and and his non-$o!p"ian$e +ith the "ast

para#raph o* Se$tion (9 o* Presidentia" De$ree ;P.D.< No. (&8.102

A$$ordin#", on , respondent *i"ed a 3eri*ied A!ended App"i$ation182 +hi$h the RTC

*ound to %e su**i$ient in *or! and su%stan$e. The $ase +as set *or initia" hearin# on .1('2

On , the OS/ du" deputi=ed the Provin$ia" Prose$utor o* A#usan de" Norte to appear on

%eha"* o* the State.1((2 Therea*ter, on , the OS/ *i"ed an Opposition to the app"i$ation

*or re#istration o* tit"e. Spe$i*i$a"", the OS/ a""e#ed:(1) That neither the applicant nor his predecessors-in-interest

have been in open, continuous, exclusive and notorious possession

and occupation of the land in question since June 12, 1945 or prior

thereto !ec" 4# (b) $"%" 141, as a&ended b' "" 1*+.

(2) That the &uni&ents of title and/or an' tax declarations and

tax pa'&ents receipts of applicant attached to or alle0ed in the

application, do not constitute co&petent and suicient evidence of abona fde acquisition of the land applied for or of his open,

continuous, exclusive and notorious possession and occupation of the

land in the concept of oner since June 12, 1945 or prior and the tax

declaration and tax pa'&ent receipts appear not to be 0enuine and

are of recent vinta0e.

() That the clai& of onership in fee si&ple on the basis of

!panish title or 0rant can no lon0er be availed of b' the applicant

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn6http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn7http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn8http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn9http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn11http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn6http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn7http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn8http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn9http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn11http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn14


3/12

ho have failed to 3le an appropriate application for re0istration

ithin six () &onths fro& 1 ebruar' 19+ under "" 6o" #92 as

the instant application appears to have been 3led on ece&ber 1+,

199#. and

(4) That the parcels of land applied for are portions of the

public do&ain belon0in0 to the 7epublic of the not sub8ect to privateappropriation"1(&2

On , the Depart!ent o* Environ!ent and Natura" Resour$es "iBe+ise *i"ed its

opposition to the app"i$ation.

On , the RTC reso"ved to dis!iss the respondents app"i$ation *or re#istration.1(42 The

dispositive portion reads:6 :;< = T>; =7;?=6?, the court resolves to dis&iss as it

hereb' dis&isses the instant application for re0istration of title for

insuicienc' of evidence"!= =7;7;"

The RTC +as not $onvin$ed that respondents Deed o* Sa"e su**i$ient" esta%"ished that

he +as the o+ner in *ee si!p"e o* the "and sou#ht to %e re#istered. The RTC +rote

1e2viden$e on" sho+s that the app"i$ant and his vendor as prede$essor-in-interest have

%een in open, pea$e*u", notorious and e?$"usive possession startin# *ro! (8@. A!on#

the ta? de$"arations !arBed E?hi%its R to R-9 in$"udes the o"dest one !arBed E?hi%it R-

9 sho+n in the %a$B "o+er portion that it +as e**e$tive %e#innin# the ear (80', and

a!on# the ta? de$"arations !arBed E?hi%it S to S-0 in$"usive, the o"dest one !arBed

E?hi%it S-0 is e**e$tive in the ear (80' and a!on# the Ta? De$"aration !arBed E?hi%it

T to T-9 in$"usive, the o"dest one !arBed E?hi%it T-9 sho+s that it %e#an to %e e**e$tive

in the ear (80' a"so. In the Certi*i$ation ;E?hi%it < issued % the O**i$e o* the Cit

Treasurer o* 5utuan sho+s that the pa!ent o* the rea"t ta?es paid *or the 4 par$e"s

started on" in the ear (80'"1(2

Respondent *i"ed a !otion *or re$onsideration and a su%se>uent supp"e!enta" !otion *or

re$onsideration +ith atta$hed additiona" ta? de$"arations. The RTC denied %oth !otions

in its De$e!%er ((, &''4 Reso"ution1(2 statin# that it $ou"d not $onsider the additiona"

ta? de$"arations atta$hed in the Supp"e!enta" Motion *or Re$onsideration as these +ere

not *or!a"" o**ered in eviden$e. The RTC a"so noted that the additiona" do$u!ents

+ere !ere photo$opies and +ou"d not have an pro%ative va"ue %e$ause the +ere not

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn15http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn18http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn15http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn18


4/12

in a$$ord +ith the re>uire!ents under A$t 8@1(@2 and P.D. (&81(92 that on" ori#ina"

!uni!ents o* tit"e or $opies thereo* !ust %e presented.

Respondent appea"ed the RTC ru"in# %e*ore the CA. Respondent $"ai!ed that the RTC

erred in dis!issin# the app"i$ation *or re#istration o* tit"e *or insu**i$ien$ o* eviden$e

and in *ai"in# to $onsider the additiona" ta? de$"arations atta$hed in his Supp"e!enta"

Motion *or Re$onsideration.1(02

On , the CA reversed the RTCs ear"ier reso"ution and #ranted respondents app"i$ation

*or re#istration o* tit"e.1(82 The de$reta" portion o* said de$ision reads:;7;=7;, the appealed ecision of the 7e0ional Trial $ourt,

@ranch 2, actin0 as land re0istration court, dis&issin0 the

application for re0istration of title for insuicienc' of evidence is

hereb' 7;:;7!; and !;T %!;" The %ppellants application for

land re0istration is ?7%6T;"!= =7;7;"1&'2

The CA ru"ed that the RTC erred in *ai"in# to $onsider the additiona" do$u!ents

atta$hed in respondents Supp"e!enta" Motion *or Re$onsideration. The CA ratio$inated:$learl' fro& the fore0oin0 tax declarations hich all ent

unchallen0ed and for&ed part of the record of the instant case, it

could clearl' be seen that the sa&e parcels of land had been in

possession of the petitioner-appellants (respondent) predecessors-in-

interest since 194# until these parcels ere purchased b' hi& on 1*

%pril 19+9" !ince the applicant and his predecessors-in-interest hadbeen in possession of the land for &ore than thirt' (*) 'ears

continuousl', peacefull', adversel', publicl' and to the exclusion of

ever'bod', the sa&e as in the concept of oners" This also means that

petitioner-appellant is no longer required to prove that the property in question is

classified as alienable and disposable land of the public domain.21 The lon0 and

continuous possession thereof b' petitioner-appellant and his

predecessors-in-interest since 194# or a total period of 3ft'-one (51)

'ears before the application as 3led on converted the propert' to a

private one" This is but a &ere reiteration of the established rule thatalienable public land held b' a possessor, personall', or throu0h his

predecessor-in-interest, openl', continuousl' and exclusivel' for the

prescribed statutor' period of thirt' (*) 'ears under the ublic Aand

%ct, as a&ended, is converted to private propert' b' the &ere lapse

or co&pletion of said period,ipso jure"1&&2

en$e, this petition.1&42

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn19http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn20http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn21http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn25http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn26http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn19http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn20http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn21http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn25http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn26


5/12

In its Me!orandu!,1&2 the OS/ su%!its the *o""o+in#

ISSUES

I

The C"-rt "$ !ppe%s erred n re/ersn0 %nd settn0 %sde the

Res"-t"n d%ted De&e1ber 23, 2442 "$ the L%nd Re0str%t"n C"-rt

denyn0 the BEL!TED s-b1ss"n "$ t%5 de&%r%t"ns 6h&h the heren

resp"ndent 1erey %tt%&hed n ts s-ppe1ent% 1"t"n $"r

re&"nsder%t"n %nd 6h&h 6ere NOT FOR*!LL7 OFFERED n

e/den&e d-rn0 the tr% "$ the &%se, %s re8-red -nder Se&t"n 39 "$

R-e '32 "$ the '::; Re/sed R-es "$ C/ Pr"&ed-re<

II

The C"-rt "$ !ppe%s erred n re/ersn0 %nd settn0 %sde the

Res"-t"n d%ted De&e1ber 23, 2442 "$ the L%nd Re0str%t"n C"-rtdenyn0 the %d1ss"n "$ *ERE PHOTOCOPIES "$ t%5 de&%r%t"ns

6h&h h%/e n"t been /er$ed "r %-thent&%ted, n $%0r%nt /"%t"n "$

the re8-re1ents "$ b"th !&t 9:) =L%nd Re0str%t"n !&t> %nd PD '?2:

=Pr"perty Re0str%t"n !&t> pr"/dn0 th%t "ny ORIGIN!L

1-n1ents "$ ttes "r "r0n% &"pes there"$ sh% be $ed<

III

The C"-rt "$ !ppe%s erred n re/ersn0 %nd settn0 %sde the s-b@e&t

Res"-t"n "$ the L%nd Re0str%t"n C"-rt 6h&h dened the%pp&%t"n $"r re0str%t"n "n the 0r"-nd th%t the resp"ndent heren

$%ed t" pr"/e th%t the s-b@e&t %nd s %en%be %nd dsp"s%be %nd "$

the p-b& d"1%n %nd h%/e been n p"ssess"n $"r the en0th "$ t1e

%nd 1%nner %nd &"n&ept pres&rbed n Se&t"n 9(=b> "$ the CA 141 as

amended"25

The petition is !eritorious.

Se$. (;(< o* P.D. (&81&@2 in re"ation to Se$tion 0;%< o* Co!!on+ea"th A$t ((, as

a!ended % Se$tion o* P.D. ('94,1&92 provides:

!;$" 14" Who may apply "The folloin0 persons &a' 3le in the

proper $ourt of irst nstance no Regional Trial Court an

application for re0istration of title to land, hether personall' or

throu0h their dul' authoriBed representativesC

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn27http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn28http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn29http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn30http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn27http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn28http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn29http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn30


6/12

(1) Those ho b' the&selves or throu0h their predecessors-in-

interest have been in open, continuous, exclusive and notorious

possession and occupation of alienable and disposable lands of the

public do&ain under a bona fde clai& of onership since June 12,

1945, or earlier"

D x x!ection 4#" The folloin0 described citiBens of the hilippines,

occup'in0 lands of the public do&ain or clai&in0 to on an' such

lands or an interest therein, but hose titles have not been perfected

or co&pleted, &a' appl' to the $ourt of irst nstance no 7e0ional

Trial $ourt of the province here the land is located for

con3r&ation of their clai&s and the issuance of a certi3cate of title

therefor, under the Aand 7e0istration %ct, to itC

D x x

(b) Those ho b' the&selves or throu0h theirpredecessors-in-interest have been in open, continuous,

exclusive and notorious possession and occupation of

a0ricultural lands of the public do&ain, under a bona

fdeclai& of acquisition of onership, since June 12,

1945, or earlier , i&&ediatel' precedin0 the 3lin0 of the

application for con3r&ation of title except hen

prevented b' ar or orce majeure" These shall be

conclusivel' presu&ed to have perfor&ed all the

conditions essential to a ?overn&ent 0rant and shall be

entitled to a certi3cate of title under the provisions of

this chapter"

5ased on these "e#a" para!eters, app"i$ants *or re#istration o* tit"e under Se$tion (;(<

!ust su**i$ient" esta%"ish: ;1< that the su%e$t "and *or!s part o* the disposa%"e and

a"iena%"e "ands o* the pu%"i$ do!ain ;2< that the app"i$ant and his prede$essors-in-

interest have %een in open, $ontinuous, e?$"usive and notorious possession and

o$$upation o* the sa!e and ; 3< that it is under a bona fide $"ai! o* o+nership sin$e

6une (&, (8, or ear"ier.

Thus, %e*ore an app"i$ant $an addu$e eviden$e o* open, $ontinuous, e?$"usive and

notorious possession and o$$upation o* the propert in >uestion, he !ust *irst prove that

the "and %e"on#s to the a"iena%"e and disposa%"e "ands o* the pu%"i$ do!ain. It is

do$trina" that, under the Re#a"ian do$trine, a"" "ands o* the pu%"i$ do!ain pertain to the

State and the "atter is the *oundation o* an asserted ri#ht to o+nership in


7/12

"and.A$$ordin#", the State presu!a%" o+ns a"" "ands not other+ise appearin# to %e

$"ear" +ithin private o+nership. To over$o!e su$h presu!ption, irre*uta%"e eviden$e

!ust %e sho+n % the app"i$ant that the "and su%e$t o* re#istration has %een de$"assi*ied

and no+ %e"on#s to the a"iena%"e and disposa%"e portion o* the pu%"i$ do!ain.1&02

Nota%", the Court *inds no eviden$e in this $ase that +ou"d sho+ that the "and in

>uestion has %een $"assi*ied as a"iena%"e and disposa%"e "and o* the pu%"i$ do!ain. The

sBet$h p"an, te$hni$a" des$ription and the tra$in# $"othin# p"an that respondent presented

do not sho+ the a$tua" "e#a" status o* the "and. en$e, the $on$"usion rea$hed % the CA

that it +as no "on#er ne$essar *or the respondent to prove the a"iena%i"it o* the "and in

>uestion on the assu!ption that he had a"read $o!p"eted the thirt-ear possessor

re>uire!ent +as !isp"a$ed. The re>uire!ents o* a"iena%i"it and possession and

o$$upation sin$e or ear"ier under Se$tion (;(< are indispensa%"e prere>uisites to a*avora%"e re#istration o* his tit"e to the propert. A%sent one, the app"i$ation *or

re#istration is !ateria"" in*ir!ed.

Sin$e respondent provided no $o!petent and persuasive eviden$e to sho+ that the

"and has %een $"assi*ied as a"iena%"e and disposa%"e, then the app"i$ation *or re#istration

shou"d %e denied.

At an rate, a*ter revie+in# the do$u!ents su%!itted % the respondent, it is $"ear

that there +as no su%stantive eviden$e to sho+ that he $o!p"ied +ith the re>uire!ent o*

possession and o$$upation sin$e or ear"ier.

The ear"iest ta? de$"aration that respondent tried to in$orporate in his

Supp"e!enta" Motion *or Re$onsideration does not !easure up to the ti!e

re>uire!ent.In parti$u"ar, the ta? de$"aration on the *irst "ot, as sho+n % Ta?

De$"aration No. @84& in the na!e o* Adu"*o Ca"o, on" %e#an in (80.1&82 On the

se$ond "ot, Ta? De$"aration No. 40& in the na!e o* Mar$os A=ote !ere" appeared in

(8&.14'2 hi"e on the third "ot, Ta? De$"aration No. @08( re#istered in the na!e o* the

eirs o* 7e"ipe Ca"o $a!e up in (80.14(2 n!istaBa%", the respondent $annot avai" o*

re#istration under Se$tion (;(< o* P.D. (&8.

In his Me!orandu!,14&2 respondent pro**ered that shou"d not the "and %e

re#istra%"e under Se$tion (;(< o* P.D. (&8, it $ou"d sti"" %e re#istered under Se$tion

(;&< o* P.D. (&8.1442

e $annot.

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn31http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn32http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn33http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn34http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn35http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn36http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn31http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn32http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn33http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn34http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn35http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn36


8/12

The $ase o* Heirs of Mario Maabanan vs. Re!"bic142 su!!ari=ed the

distin$tions %et+een the "e#a" re>uisites in app"i$ations *or re#istration o* tit"e under

Se$tion (;(< and Se$tion (;&< o* P.D. (&8, to +it:(1) n connection ith !ection 14(1) of the ropert' 7e0istration

ecree, !ection 4#(b) of the ublic Aand %ct reco0niBes and con3r&s

that those ho b' the&selves or throu0h their predecessors in

interest have been in open, continuous, exclusive, and notorious

possession and occupation of alienable and disposable lands of the

public do&ain, under a bona 3de clai& of acquisition of onership,

since June 12, 1945 have acquired onership of, and re0istrable title

to, such lands based on the len0th and qualit' of their possession"

(a) !ince !ection 4#(b) &erel' requires possession since

12 June 1945 and does not require that the lands should have

been alienable and disposable durin0 the entire period of

possession, the possessor is entitled to secure 8udicial

con3r&ation of his title thereto as soon as it is declared

alienable and disposable, sub8ect to the ti&efra&e i&posed b'

!ection 4+ of the ublic Aand %ct"5

(b) The ri0ht to re0ister 0ranted under !ection 4#(b) of

the ublic Aand %ct is further con3r&ed b' !ection 14(1) of

the ropert' 7e0istration ecree"

(2) n co&pl'in0 ith !ection 14(2) of the ropert' 7e0istration

ecree, consider that under the $ivil $ode, prescription is

reco0niBed as a &ode of acquirin0 onership of patri&onial

propert'" However, public domain lands become only patrimonial property not only

with a declaration that these are alienable or disposable. There must also be an

express government manifestation that the property is already patrimonial or no

longer retained for public service or the development of national wealth, under Article

!! of the "ivil "ode.14@2 %nd onl' hen the propert' has beco&e

patri&onial can the prescriptive period for the acquisition of

propert' of the public do&inion be0in to run"

(a) atri&onial propert' is private propert' of the

0overn&ent" The person acquires onership of patri&onialpropert' b' prescription under the $ivil $ode is entitled to

secure re0istration thereof under !ection 14(2) of the

ropert' 7e0istration ecree"

(b) There are to Einds of prescription b' hich

patri&onial propert' &a' be acquired, one ordinar' and other

extraordinar'" Fnder ordinar' acquisitive prescription, a

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn37http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn38http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn39http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn37http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn38http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftn39


9/12

person acquires onership of a patri&onial propert' throu0h

possession for at least ten (1*) 'ears, in 0ood faith and ith

8ust title" Fnder extraordinar' acquisitive prescription, a

persons uninterrupted adverse possession of patri&onial

propert' for at least thirt' (*) 'ears, re0ardless of 0ood faith

or 8ust title, ripens into onership"The i!port o* this ru"in# is $"ear. nder Se$tion (;&< o* P.D. (&8, %e*ore

a$>uisitive pres$ription $ou"d $o!!en$e, the propert sou#ht to %e re#istered !ust not

on" %e $"assi*ied as a"iena%"e and disposa%"e it !ust a"so %e e?press" de$"ared % the

State that it is no "on#er intended *or

pu%"i$ servi$e or the deve"op!ent o* the nationa"

+ea"th or that the propert has %een $onverted into patri!onia". Thus, a%sent an e?press

de$"aration % the State, the "and re!ains to %e propert o* pu%"i$ do!inion.

AHEREFORE, the petition is GR!NTED. The Nove!%er &0, &''0 De$ision o*

the Court o* Appea"s is here% REVERSED %nd SET !SIDE. The App"i$ation *or

Re#istration o* Tit"e o* respondent 6ose T. Chin# in Land Re#istration Case No. N-&8'

is DENIED.

SO ORDERED.

JOSE C!TR!L

Asso$iate 6usti$e

E CONCR:

REN!TO C. CORON!

Chie* 6usti$e

!NTONIO T. C!RPIO TERESIT! J. LEON!RDO#DE C!STRO

Asso$iate 6usti$e Asso$iate 6usti$e

Chairperson

DIOSD!DO *. PER!LT!

Asso$iate 6usti$e

A T T # $ T A T % & '

I attest that the $on$"usions in the a%ove De$ision had %een rea$hed in

$onsu"tation %e*ore the $ase +as assi#ned to the +riter o* the opinion o* the Courts

Division.


10/12

!NTONIO T. C!RPIO

Asso$iate 6usti$e

Chairperson, Se$ond Division

" # ( T % ) % " A T % & ' Pursuant to Se$tion (4, Arti$"e 3III o* the Constitution and the Division

Chairpersons Attestation, I $erti* that the $on$"usions in the a%ove De$ision had %een

rea$hed in $onsu"tation %e*ore the $ase +as assi#ned to the +riter o* the opinion o* the

Courts Division.

REN!TO C. CORON!

Chie* 6usti$e

∗ Desi#nated as an additiona" !e!%er in "ieu o* 6usti$e Antonio Eduardo 5. Na$hura, per Ra**"e dated .

F FDesi#nated as an additiona" !e!%er in "ieu o* 6usti$e Ro%erto A. A%ad, per Spe$ia"

Order No. 8' dated .

1(2 Roo, pp. 44-(. Penned % Asso$iate 6usti$e E"ihu A. G%ae=, +ith Asso$iate

6usti$es Ro!u"o 3. 5ora and Mario 3. Lope=, $on$urrin#.

1&2 at 98-88.

142 at 0'.

12

12 Id. at 0&.

1@2 Id.

192 at 0'-0(.

102 Id. at 98.

182 Id. at 0'.

1('2 at 04.

1((2 at 04-0.

1(&2 at 0.

1(42 at 98-88.

1(2 at 80-88.

1(2 at (9'.

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref1http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref2http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref4http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref5http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref6http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref7http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref8http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref9http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref10http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref11http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref15http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref18http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref1http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref2http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref4http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref5http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref6http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref7http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref8http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref9http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref10http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref11http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref15http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref18


11/12

1(@2 Land Re#istration A$t.

1(92 Propert Re#istration De$ree.

1(02 Roo, pp. 4-49.

1(82 at 44-(.

1&'2 at '-(.

1&(2 E!phasis supp"ied.

1&&2 Roo, pp. 8-'.

1&42 at 8-4&.

1&2 Id. at (@9-(80.

1&2 at (99-(90.

1&@2 A!endin# and Codi*in# the La+s Re"ative to Re#istration o* Propert and *or

other Purposes.

1&92 E?tendin# the Period o* 7i"in# App"i$ations *or Ad!inistrative Le#a"i=ation ;7ree

Patent< and 6udi$ia" Con*ir!ation o* I!per*e$t and In$o!p"ete Tit"es to A"iena%"e

and in the Pu%"i$ Do!ain under Chapter 3II and Chapter 3III o* Co!!on+ea"th A$t

No. ((, as a!ended, *or e"even ;((< ears $o!!en$in# .

1&02 Re!"bic of t#e $#ii!!ines v. Roc#e, /.R. No. (90@, 6u" '@, &'('

$itin# $a%&ati!"nan v. Co"rt of A!!eas, &8 Phi". 499, 40@-409 ;&''&uired o+nership o* private "ands % pres$ription under the

provision o* e?istin# "a+s.

142 Heirs of Mario Maabanan v. Re!"bic, /.R. No. (98809, , 09 SCRA (9&, &'4.

142 Se$tion 9, Pu%"i$ Land A$t, as a!ended % Repu%"i$ A$t No. 8(9@, states:Se$tion 9. The persons spe$i*ied in the ne?t *o""o+in# se$tion are here% #ranted ti!e, not to e?tend %eond De$e!%er 4(,

&'&' +ithin +hi$h to avai" o* the %ene*its o* this Chapter: Provided, That this period sha"" app" on" +here the area app"ied

*or does not e?$eed t+e"ve ;(&< he$tares: Provided, *urther, That the severa" periods o* ti!e desi#nated % the President in

a$$ordan$e +ith Se$tion 7ort-7ive o* this A$t sha"" app" a"so to the "ands $o!prised in the provisions o* this Chapter, %utthis Se$tion sha"" not %e $onstrued as prohi%itin# an said persons *ro! a$tin# under this Chapter at an ti!e prior to the

period *i?ed % the President.

14@2 E!phasis supp"ied.

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref19http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref20http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref21http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref25http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref26http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref27http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref28http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref29http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref30http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref31http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref32http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref33http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref34http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref35http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref36http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref37http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref38http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref39http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref19http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref20http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref21http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref25http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref26http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref27http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref28http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref29http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref30http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref31http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref32http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref33http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref34http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref35http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref36http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref37http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref38http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/186166.htm#_ftnref39


12/12

27 republic v ching

Documents