REPUBLIC OF THE PHILIPPINES, vs. THE COURT OF APPEALS and ANTONINA GUIDO, MAURO CASTAÑEDA, MARGARITA GUIDO, GRACIANO L. AMANTE, FELIZA GUIDO, ANTONIO AQUINO, CRISANTA GUIDO, BUENAVENTURA B. ENRIQUEZ, CANDIDA GUIDO, JACOB ASSAD, ESPERANZA GUIDO, ANGEL BENITO, ALFREDO GUIDO, CLARA MINDA ANSELMO,…
- G.R. Number: G.R. No. 84966
- Promulgated: 1991-11-21
- Ponente: Medialdea, J.
Doctrine
A decree of registration binds the land and quiets title thereto, and is conclusive against all persons, including the National Government.
Parties may waive rights and accept alternative relief; here private respondents agreed to recognize superior rights of certain bona fide occupants.
Claims of alleged bona fide occupants lacking Torrens titles must be established in appropriate proceedings before their superior rights will limit a decree of registration.
Facts
Petition for review of Court of Appeals decision affirming the RTC declaration of authenticity of Decreto No. 6145 and TCT No. 23377 (Registry of Deeds of Morong, Rizal).
Private respondents claimed the parcel is part of Hacienda de Angono inherited from Don Buenaventura Guido and covered by Decreto No. 6145 issued 1 September 1911 to his heirs.
Solicitor General appealed to the Court of Appeals; CA affirmed on 12 July 1988; Solicitor General sought reconsideration and alternatively prayed that decree and titles be declared authentic except as to portions possessed by bona fide occupants with indefeasible rights or possession ripened to ownership.
Issues
Whether Decreto No. 6145 and the derivative Transfer Certificate of Title No. 23377 are authentic and binding.
Whether the alternative relief recognizing superior rights of bona fide occupants with registered titles or those whose possession ripened to ownership should limit the decree's effect.
Ruling
The Court affirmed the Court of Appeals decision declaring the decree and TCT authentic, but subject to superior rights of bona fide occupants with registered titles within the area covered by the questioned decree.
Bona fide occupants without Torrens titles whose possession is claimed to have ripened to ownership must prove their claims in an appropriate proceeding; the decree's effect is limited as to such proven rights.
The petition is dismissed; the defendants' counterclaims are likewise dismissed.
Keywords
G.R. No. 84966, declaration of nullity, Decreto No. 6145, Transfer Certificate of Title No. 23377, owner's duplicate copy, administrative reconstitution, Act No. 496, Land Registration Act, Hacienda de Angono, Original Certificate of Title (OCT No. 633), Extra-judicial Settlement of Estate with Quitclaim, Land Registration Commission, Land Registration Authority, reconstituted certificate of title, decree of registration, quiets title, conclusive upon all persons, Ylarde v. Lichauco, 42 SCRA 641, motion for reconsideration, 23377