CIVIL LAW > XIII. LAND TITLES AND DEEDS > E. Subsequent Registration > 2. Involuntary Dealings; Adverse Claims and Notice of Lis Pendens

1. Introduction

Involuntary dealings under the Torrens system involve the registration of claims or encumbrances that are imposed on a registered property without the consent of the owner. These include adverse claims and notices of lis pendens. Both mechanisms aim to protect third-party rights or provide notice of pending litigation involving real property.

2. Adverse Claims

2.1 Definition

An adverse claim is a written statement by a third party asserting a claim or interest over a registered parcel of land adverse to the interest of the registered owner. It seeks to protect the claimant's interest and ensure that subsequent purchasers or parties dealing with the property are aware of the claim.

2.2 Legal Basis

The rules governing adverse claims are found in Section 70 of the Property Registration Decree (Presidential Decree No. 1529).

2.3 Requirements for Registration

To register an adverse claim:

Claim in Writing: The claimant must file a sworn statement specifying:
- Their alleged right or interest;
- The manner in which it was acquired;
- The description of the property involved;
- The registered owner's name; and
- A statement that the claim is adverse to the registered owner’s interest.
Submission to the Register of Deeds: The statement must be filed with the appropriate Register of Deeds where the property is located.
Annotation on the Title: Upon submission, the Register of Deeds annotates the adverse claim on the certificate of title.

2.4 Validity and Duration

The annotation of the adverse claim remains valid for 30 days from the date of registration.
Beyond 30 days, the adverse claim may be canceled at the instance of the registered owner unless the claimant secures a court order extending the annotation.

2.5 Effects of an Adverse Claim

The annotation of an adverse claim serves as constructive notice to all subsequent purchasers or encumbrancers, effectively binding them to respect the claimant's interest.
It does not determine the merit of the claim but protects the claimant’s right pending judicial resolution.

2.6 Cancellation

After 30 days, the adverse claim can be canceled upon:
- Petition by the registered owner; and
- Notice and hearing, provided the adverse claimant fails to secure an extension from the court.

3. Notice of Lis Pendens

3.1 Definition

A notice of lis pendens is an annotation made on a certificate of title to warn third parties that the property is subject to a pending court case. It serves to protect the rights of the party instituting the litigation, ensuring that the court's decision is enforceable against future purchasers or encumbrancers.

3.2 Legal Basis

The notice of lis pendens is governed by Section 76 of the Property Registration Decree (P.D. No. 1529) and Rule 13, Section 14 of the Rules of Court.

3.3 Applicability

A notice of lis pendens may be filed in cases involving:

Recovery of possession or ownership of real property;
Partition of real property;
Foreclosure of a mortgage; or
Any other proceedings directly affecting the title or interest in land.

3.4 Requirements for Registration

To register a notice of lis pendens:

A notice must be filed with the Register of Deeds.
It must identify the litigation and the property involved.
The notice must be based on a court case where the title or possession of the property is directly in question.

3.5 Effects of a Notice of Lis Pendens

Constructive Notice: It serves as notice to all persons that the property is under litigation.
Protection of Rights: Ensures that the court’s decision is enforceable against third parties who acquire an interest in the property during the pendency of the case.
Preservation of Status Quo: Prevents parties from circumventing the litigation by transferring the property to third parties in bad faith.

3.6 Cancellation

A notice of lis pendens may be canceled:

By the court where the case is pending, upon:
- Motion of an interested party; and
- Proof that the annotation is for purposes other than to protect the plaintiff's rights.
By the Register of Deeds, if directed by a final order of the court or upon withdrawal of the case.

4. Key Jurisprudence

Ortigas & Company Ltd. Partnership v. Velasco (G.R. No. 109645, July 25, 1994): The Court emphasized the importance of adverse claims and notices of lis pendens as protective measures under the Torrens system.
Heirs of Pidacan v. Abarintos (G.R. No. 146477, February 26, 2003): Clarified that the annotation of a notice of lis pendens binds third parties who purchase the property during litigation.
Spouses Rabaja v. Court of Appeals (G.R. No. 92744, September 13, 1994): Held that an adverse claim must be substantiated to remain annotated; otherwise, it risks cancellation.

5. Comparative Analysis: Adverse Claim vs. Notice of Lis Pendens

Aspect	Adverse Claim	Notice of Lis Pendens
Nature	A claim of interest adverse to the owner	Notice of pending litigation
Basis	Sworn statement by the claimant	Pending court litigation
Duration	30 days (extendable by court)	Until the case is resolved or canceled
Effect	Constructive notice of the claim	Constructive notice of litigation
Cancellation	Automatic after 30 days unless extended	By court order or case withdrawal

6. Practical Implications

For Buyers: Always verify the existence of annotations on the title, including adverse claims and notices of lis pendens, to avoid acquiring problematic properties.
For Claimants: Ensure timely and proper filing of adverse claims or notices of lis pendens to preserve rights.
For Owners: Take immediate action to challenge or cancel annotations that are groundless or frivolous.

7. Conclusion

Adverse claims and notices of lis pendens are critical mechanisms in protecting third-party rights under the Torrens system. Proper understanding and application of these legal tools safeguard interests while promoting transparency and fairness in dealings involving real property.