LAND TITLES AND DEEDS UNDER PHILIPPINE CIVIL LAW

The topic of Land Titles and Deeds is governed by several laws, administrative orders, and judicial doctrines in the Philippines. This is a complex and vital area of civil law as it involves ownership, possession, registration, and conveyance of real property. Below is a comprehensive discussion of the key aspects of Land Titles and Deeds:

I. Definition and Importance

Land Titles:
- Refers to the evidence of ownership over a specific parcel of land.
- Land titles confirm the legal rights of a person to possess, enjoy, and dispose of land.
Deeds:
- Refers to legal documents executed to transfer, confirm, or evidence rights over real property.
- Examples include Deeds of Sale, Deeds of Donation, and Deeds of Mortgage.
Importance:
- Establishes ownership.
- Prevents overlapping claims or disputes.
- Provides security of tenure and facilitates land transactions.

II. Legal Framework

The Torrens System
- Governed by Presidential Decree No. 1529 (Property Registration Decree).
- Aims to provide certainty of ownership and indefeasibility of title.
- Once registered, the title becomes conclusive against the world.
Key Laws:
- Civil Code of the Philippines (Republic Act No. 386): Governs contracts and obligations related to real property.
- The Public Land Act (Commonwealth Act No. 141): Governs the classification and disposition of public lands.
- Agrarian Reform Laws (e.g., Republic Act No. 6657 or the Comprehensive Agrarian Reform Law): Pertains to the redistribution of land.
- Residential Free Patent Act (Republic Act No. 10023): Simplifies the titling process for residential lands.
Judicial Doctrines:
- Indefeasibility of Torrens Title: A registered title cannot be altered or defeated except by law.
- Nemo Dat Quod Non Habet: No one can give what they do not have. A person without legal ownership cannot validly transfer land.

III. Types of Land Titles

Original Certificate of Title (OCT):
- Issued after land registration under the Torrens system.
- Denotes first registration of land.
Transfer Certificate of Title (TCT):
- Issued after a subsequent transfer of land ownership.
- Reflects the current owner.
Emancipation Patent (EP) and Certificate of Land Ownership Award (CLOA):
- Issued under agrarian reform laws to farmer-beneficiaries.
Tax Declaration:
- Not a title but serves as evidence of possession or claim of ownership.

IV. Procedures for Land Registration

Judicial Registration (Ordinary Registration):
- Initiated under PD 1529.
- Requires a judicial process to confirm ownership.
- Proof of ownership is essential: deeds, surveys, tax declarations, and possession.
Administrative Registration:
- For public lands classified as alienable and disposable.
- Governed by the Public Land Act.
Conversion of Public Land to Private Land:
- Requires reclassification to alienable and disposable by the government.
- Documented through special patents, free patents, or homestead patents.
Title Transfer:
- Accomplished through deeds such as a Deed of Absolute Sale, Deed of Donation, or Deed of Exchange.
- Requires registration with the Register of Deeds and payment of transfer taxes and fees.

V. Common Issues in Land Titles

Double Titling:
- Occurs when two titles cover the same parcel of land.
- Resolved by determining the validity of each title.
Encumbrances:
- Mortgages, easements, or liens reflected in the title.
- Requires proper documentation and registration.
Forgery or Fraud:
- Alteration or falsification of titles.
- Defended through the principle of indefeasibility of title.
Overlapping Claims:
- Resolved through surveys, technical descriptions, and judicial action.
Unregistered Lands:
- Governed by the Civil Code or possession laws.
- Requires judicial registration to establish Torrens title.

VI. Documentation Requirements

For Original Registration:
- Approved survey plan.
- Proof of ownership or possession.
- Certificate of classification as alienable and disposable land.
For Transfer:
- Deed of Sale or Transfer.
- Tax Clearance and Capital Gains Tax Certificate.
- Transfer Tax Receipt and Registration Fees.
For Subdivision/Consolidation:
- Approved subdivision or consolidation plan.
- Consent of all interested parties.

VII. Remedies and Actions

Quieting of Title:
- Removes clouds on the title and confirms ownership.
- Requires judicial action.
Reconstitution of Title:
- For lost or destroyed titles.
- Requires submission of secondary evidence such as tax declarations or survey plans.
Annulment of Title:
- Filed for fraudulent or void titles.
- Requires court intervention.
Correction of Title:
- For typographical or clerical errors in the title.
- Handled administratively or judicially.

VIII. Practical Considerations

Due Diligence:
- Verify authenticity of titles through the Registry of Deeds.
- Check for liens, encumbrances, or adverse claims.
Professional Assistance:
- Seek advice from real estate lawyers, geodetic engineers, and licensed brokers.
Prescriptive Periods:
- Be aware of periods for filing actions to claim ownership (e.g., adverse possession).
E-Title System:
- Land registration is increasingly digital under the Land Registration Authority (LRA).

IX. Conclusion

Land Titles and Deeds are foundational to property rights in the Philippines. A clear understanding of their types, registration processes, and common issues ensures legal compliance and protection of ownership. The Torrens system provides security, but it requires vigilance to safeguard against fraud and disputes.