Land Ownership Lecture 90 Minutes

Land Titling in the Philippines

1

ATTY. ERWIN L. TIAMSON

OutlineI. Land Administration II. System of Land Ownership III. Land Classification IV. Land Surveys V. Land Titling VI. Land Registration

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Land Administration“The processes of determining, recording and disseminating information about the tenure, value and use of land”

* Land Administration Guidelines, UN-ECE (1996)

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Land AdministrationLand administration can be likened to accounting and book keeping, except that instead of money, it is land that is being inventoried, accounted and booked. The land is identified through survey, the rights over it adjudicated and r eg i s t e r ed and t he rea f t e r an“indefeasible” title is issued by the State.

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Government Functions Associated with Land Administration

!Cadastral Surveying and Mapping

!Land Titling !Land Registration !Cadastre/Land Information

Systems

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Institutional Arrangement! Government Agencies Involved in

Land Administration

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Land Agencies, Mandates & Records

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LAND AGENCIES MANDATES DENR LRA-RD LGU RECORDS GENERATED

Original Survey X Survey Data, Maps and Plans, Narrative Descriptions,

Land Classification/Use X X LC Maps, Land Use Maps, IP Maps

Titling X X PLAs, Expedientes, Patents, Certificate of Titles, etc.

Registration X Certificate of Titles, Primary Entry Books

Subdivisions and Consolidations X X Survey Data, Maps and Plans, Narrative

Descriptions,

Cadastre X X X Cadastral Maps, Tax Maps, LRA Projection Map

System of Land ownership

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System of Land OwnershipBasic Principles: There are two basic principles that underpin land ownership in the Philippines. The first is State ownership under the concept of the Regalian Doctrine. The second is the right to private ownership.

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System of Land OwnershipRegalian Doctrine - Article XII of the 1987 Constitution. “All lands of the public domain, waters, minerals, coal, petroleum and other mineral oils, forces of energy, fisheries, forest or timber, wildlife, flora and fauna and other natural resources are owned by the State. With the exception of agricultural lands, all other natural resources shal l not be alienated.”

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System of Land OwnershipOnly lands that has been delineated and declared as alienable and disposable lands can be disposed as private land by the State. - Section 8 of Commonwealth Act No. 141 or the Public Land Act

For purposes of administration and disposition, alienable and disposable lands shall be sub-c lass ified as agr icu l tura l , res ident ia l , c ommerc i a l , i n du s t r i a l , e duca t i ona l , reservations for public use, etc. in accordance to its use or purpose. Section 9 of CA No. 141.11

System of Land OwnershipPublic Domain Lands - are lands that are owned by the State. It includes lands that are intended for public use, such as roads, canals, rivers, torrents, ports and bridges constructed by the State, banks, shores, roadsteads, and others of similar character and lands that are intended for some public purpose. Forest and mineral lands and national parks are all lands of the public domain and no private ownership is allowed in this type of lands. 12

System of Land OwnershipPrivate Lands - are those lands that are owned by private persons. Private lands are originally acquired from the State by qual ified pr ivate persons (or ig inal disposition). Once disposed, it becomes private property and it can be transferred by the owner to any person who are allowed by the law to acquire lands.

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System of Land OwnershipOnce the land has been granted, it becomes private and the land becomes segregated from the lands of the public domain - Titled Lands The private lands are absolute property of the private owner to the exclusion of everyone including the State.

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Classification of landLands of the public domain are classified into agricultural, forest or timber, mineral lands and national Parks. (Section 3, Article XII, 1987 Constitution

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Agricultural Lands

LAND OF THE PUBLIC DOMAIN

Forest

Mineral

National Parks

Under Article XII of the Constitution forest and mineral lands and national parks are owned by the State and not subject to disposition. Only agricultural lands may be disposed, limit of 12 hectares. Lands must be classified the by the government before it can be disposed.

Classification of Land!Article XII of the 1987 Constitution! Alienable and Disposable Lands –

Public Land Act (CA No.141, as amended)

! Mineral Lands – The Mining Act of 1995 (RA 7942)

! Forest Lands – Revised Forestry Code (RA 705)

! National Parks - “Protected Area” under National Integrated Protected Area System Act of 1992 (RA7586)/National Parks (Act No. 3915) 17

Public Land For Titling to Citizens! Officially delimited and classified as

Alienable and Disposable! Surveyed ! Not reserved for public or quasi-

public uses ! Not been appropriated by the

government ! Not Private Land

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Land Classification Map Old

19

ALIENABLE AND DISPOSABLE

FOREST ZONE

LC MAP NO. 1 MUNICIPALITY OF LABO

PROVINCE OF CAMARINES NORTE, 1921

Land Classification Map Old

20Unclassified Public Forest

Alienable or Disposable

21

Forest

Lot No. 12

Lot No. 13

Lot No. 14

Lot No. 15Lot No. 16



Lot No. 19

Lot No. 22

Land Classification

(1930)Cadastral Survey

(1967)

Land Classification Map New

22

SU

LU

SE

A

SI

BU

YA

N

SE

A

Scale 1:100,000

LOCATION MAP

#Y

500750 250 Km.101000 mts.

%[Control Point

REPUBLIC OF THE PHILIPPINESDEPARTMENT OF ENVIRONMENT AND NATURAL RESOURCESNATIONAL MAPPING AND RESOURCE INFORMATION AUTHORITY

Road alignments were based on Topographic Maps at Scale 1:50,000, aerial photographs and othersecondary data. Protection Forest includes roads and its corresponding buffer zones of 15 meters each side from the center of road and 30 meters inland of shoreline and other bodies of water.

NOTE :

ANGELO T. REYESSecretary

Department of Environment and Natural Resources

S C A L E : 1:10,000

LEGEND :

#

#

Buffer (River and Road)

New LC Lines

Main Road

PROVINCE OF AKLANLAND CLASSIFICATION

1,006.99247.01759.98Boracay Island, Malay

13- A

PROTECTIONPRODUCTION

PROJ. No. MUNICIPALITY

A R E A I N H E C T A R E SF O R E S T L A N D S

P E R M A N E N T F O R E S T TOTALFor AGRICULTURALPURPOSES

(ALIEN. and DISP.)

Trail

Covered canal

I hereby certify that this is the correct map of the areas delineated under the administration and control of the Philippine Tourism Authority based on Proclamation No. 1801 and set aside under Proclamation No. _______ dated ______, 2006 as open for disposition under the Public Land Act. These areas were surveyed and plotted in accordance with standard mapping procedures of the National Mapping and Resource Information Authority. Therefore, this map is hereby approved.

The original reports, fieldnotes and computation in connection herewith are on file in this office.

Quezon City, Philippines.

11∞57'11∞57'

11∞58'11∞58'

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12∞00'12∞00'

121∞54'

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31

DISPOSABLE

ALIENABLE

BLOCK KFORESTLAND

(Protection Purposes)AREA = 0.03 Has.

BLOCK JFORESTLAND(Protection Purposes)AREA = 0.07 Has.

BLOCK IFORESTLAND(Protection Purposes)AREA = 0.03 Has.

BLOCK HFORESTLAND(Protection Purposes)AREA = 0.12 Has.

BLOCK GFORESTLAND(Protection Purposes)AREA = 0.42 Has.

BLOCK FFORESTLAND(Protection Purposes)AREA = 0.02 Has.

BLOCK EFORESTLAND(Protection Purposes)AREA = 0.38 Has.

BLOCK DFORESTLAND(Protection Purposes)AREA = 0.11 Has.

BLOCK AFORESTLAND(Protection Purposes)

BLOCK AFORESTLAND

(Protection Purposes)

245245

244

243

242241

240

239

238

236

235

234

233

232

231

230

228

227

226

225

224

223

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244

242

240

235

233

232 230

228

227226 225

224

223

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221 220

219

218

217

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215

214

211208

205204

201

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199

197 196

194

193

190

188

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179

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162

157

153153

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147

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145145

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143

142

141

140

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138137

136135

134

133132

130

129

128

127

99

98979796

9594

9392

91

89

87

8182

83

84

8580

75

74737270

6968

676665

64

636261

60

5958

57

52

53

54

55

48

43

40

25

20

15

10

5

1

30

29 11

109

54

31

1

BLOCK CFORESTLAND(Protection Purposes)AREA = 36.33 Has.

73

1514

13

12

11

10

9

876

5

4

3

2

1

72

125

57

56

103

115114113

112

111110

109

117

118

108

105

124

123121

120

119

107

106

102

101

100

47

51

46

52

89

85

65

64

63

62

61

6059

58

71

70

69

68

67 66

53

54

55

74

7576

77

7879 80

81

8283

84

87 88

43

93

50

45

44

42

37

36

35

28

25

24

21

20

19

16

15

14

11

10

99

97

98

95

94

9190

49

48

41

40

39

38

3433

32

31

3029

27

26

23

22

18

17

13

12

98

7

6

5

2

1

4

3

BLOCK AFORESTLAND

(Protection Purposes)AREA = 132.21 Has.

AND

AREA = 759.98 Has.

AKN 9

AKN 8

BLBM 2

BLBM 1

AKN 8

YPK-1

YPK-2

BLG-4

BLG-3

BLG-5BLG-6

MAC-3

MAC-4

MAC-1MAC-2

BRGY BALABAG

BRGY MANOC MANOC

BR

GY

. B

AL A

BA

G

BR

GY .

YA

PA

K

182

186

191191

194

153154

149147

135

140

142

143

132

130

1516

17

18

14

19

2021

23

24

25

13

1226

BLOCK AFORESTLAND(Protection Purposes)

BLOCK BFORESTLAND(Protection Purposes)AREA = 10.44 Has.

BLOCK LFORESTLAND(Protection Purposes)AREA = 0.22 Has.

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Topo Map - 3355_IVSub-classification ReportLand Classification Report of Arthur J. Viernes &Jose L. Aguilar - Team LeadersReference - Proposed LC Map 3642

A U T H O R I T I E S

Blocks D to L of Project 13 - A formpart of the forestland (protection)as shown on the map.

N O T E

3 meters

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INFORMATION SHOWING BUFFERZONES ONCANAL, ROADS AND SHORELINES

15 meters from the center

30 meters

SHORELINE

ROAD

CANAL

Mtrs. 2000 0 2 Kms.1000

11∞54' 11∞54'

11∞56' 11∞56'

11∞58' 11∞58'

12∞00' 12∞00'

121∞52'

121∞52'

121∞54'

121∞54'

121∞56'

121∞56'

121∞58'

121∞58'

122∞00'

122∞00'

Blk - AFL

Blk - LFL

Blk - KFL

Blk - JFL

Blk - HFL

Blk - GFL

Blk - IFL

Blk - CFL

Blk - FFL

Blk - EFL

Blk - DFL

Blk - BFL

A & D

A & D

Caticlan, Malay

Malay, Aklan

SI

BU

YA

N

SE

A

SU

LU

S

EA

B o r a c a y I s l a n d

Checked by :Verified by :Finally checked by :

Marlo M. BaetiongEduardo G. PenosBen C. LinoChief, LC Mapping Section

Attested by : Virgilio F. BasaDirector, RSRDADNAMRIA

LC 3642SHEET 1

2 SHEETS

Forestland+(Block0L).++Rocky& Islet& with& an& area& of& 0.22&hectares&

Forestland+(Block0K).++Rocky& Islet,& known& as& “Gro9o”&with&an&area&of&0.03&hectares&

Forestland+(Block–C).&&&• Area&of&36.33&hectares.&&• Mountainous&with&elevaBon&from&sixty& (60)& to& ninety& eight& (98)&meters& above& sea& level& (asl)& and&with& slope& gradient& ranging& from&18%&and&above.&&• Covered& with& natural& forest&generally&with&rocks&and&limestone.&&• Covered& w i th& unapproved&cadastral& maps,& FLAGT& and& tax&declaraBons&

Forestland+(Block+0+J).++Rocky& Islet& with& an& area& of&0.07&hectares&

Forestland+(Block0+I). ++Rocky&Islet&with&an&area&of&0.03&hectares&

Forestland+(Block+0+G).+Rocky&Islet&with&an&area&of&0.42&hectares&Forestland+(Block+0++H).+

Rocky&Islet&with&an&area&of&0.12&hectares&

Land Survey! No patent shall issue nor shall any

concession or contract be finally approved unless the land has been surveyed and an accurate plat made thereof by the Bureau of Lands.

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Lot 12-A Lot

12-B

Lot 12-E

Lot 12-C

Lot 12-D

Lot 12-I

Lot 12-H

Lot 12-GLot 12-F

Defining Boundaries in Land Parcel

Lot boundaries delineates the extent of land ownership of land owners. Boundaries defines the extent of the parcel, lot or property unit in accordance with specific standards, rules and regulations issued by the DENR.

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Importance of Survey BoundariesIdentifies the actual or exact location of a property. • Identification can be made with r e fe rence to documents and muniments of titles (e.g. title, survey plans, technical descriptions, tax declaration, tax mapping)

• Or through ground identification by way of ocular inspection, relocation and verification survey. 25

Defining Boundaries in Land ParcelBoundary Indicators in Built-up Areas - the primary indicator of boundaries will most likely be walls and fences. However, these can be subject to confirmation to ensure that the fences were properly located before it was built and are not subject to encroachment by the owners of the adjoining lands.

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Defining Boundaries in Land ParcelBoundary Indicators in New Subdivisions - the primary indicators of land boundaries will be the survey marks place by the surveyor on the lots or parcels. These survey marks are made of concrete monuments that conforms to the Manual of Land Surveys.

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Classification of Land SurveysCadastra l Surveys - conducted to determine the metes and bounds of all parcels within an entire municipality or city for land registration and other purposes including public land subdivisions less than 1,500 hectares. (Section 5, DAO 07-29)

Isolated Surveys - all types of surveys of isolated parcels of land for agricultural, commercia l , res identia l , and other purposes not more than 1,500 hectares. 28

Land Surveys

29

H-12

PSU-1323

PSU-101

FP-121

FP-980

FP-9776

MSA-223

H-322

FP-545

PSU-101

PSU-101 is erroneous

PSU-101 corrected in the Cadastral Survey

- Director of Lands exercises direct executive control of the survey of the lands of the public domain. - Issues land survey regulations- Approves all original land survey plans (Isolated and Cadastral Surveys)- LRA approves simple subdivision of registered land

Isolated to Cadastral Survey

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Check Point- Old isolated surveys are adopted, amended or rejected- New survey number is given (Cadastral No.) - No new original isolated survey in Cadastral Survey Area

10

Lot 12Lot 13

(PSU-1323)

Lot 16(PSU-101

Amended)

8

5

16

15

49

27

1114

3

Simple Subdivision

31

Lot 12

Lot 12-A

Lot 12-B

LRA and DENR has concurrent jurisdiction in the approval of simple subdivision of “Registered Land”.

Complex Subdivision

32

Lot 12

Lot 12-B

Lot 12-A

ROAD LOT

Under PD No. 957, approval of complex subdivision or those subdivision that creates a road lot is with the Director of Lands

Complex Subdivision

33

Lot 12

Lot 12-A Lot

12-B

Lot 12-E

Lot 12-C

Lot 12-D

Lot 12-I

Lot 12-H

Lot 12-GLot 12-F

Subdivision surveys with more than 9 resulting lots is a complex subdivision

Lot 12-J

Identifying Land with Reference to a Document

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LOT 13, BLK. 15, Pcs-13-003519 PEDRO PENDUCO

A parcel of land (Lot 13, Blk. 15 of the cons. subd. plan, Pcs-13-003519, being a portion of the consolidation of Lots 17 Blk. 2, 15 Blk. 3, 15 Blk. 4, 15 Blk. 5, 12 Blk. 5, 15 Blk. 7, 1 & 17 Blk. 9 & 16 Blk. 12, all of Pcs-13-001412, Lots 5 & 5-A, both of Pcs-3866 &Lot 783-A, Psd-49419, LRC Rec. No. ), situated in the Barrio of Bagbag, City of Quezon, Province of Metro Manila, Island of Luzon.

Bounded on the S., along line 1-2 by Lot 14; along line 2-3 by Lot 15; along line 3-4 by Lot 16; along line 4-5 by Lot 17, all of Blk. 15 of the cons. subd. plan; on the NW., along line 5-6 by Lot 541, Piedad Estate; on the N., along line 6-7 by Lot 12 of Blk. 15 and on the E., along line 7-1 by Road Lot 6, both of the cons. subd. plan.

Beginning at a point marked "1" on plan, being S. 85 deg. 37' E., 1,305.16 m. from LM No. 20, Piedad Estate.

thence Due West, 13.00 m. to point 2; thence Due West, 10.00 m. to point 3; thence Due West, 10.00 m. to point 4; thence S. 65 deg. 10' E., 6.52 m. to point 5; thence N. 40 deg. 35’E., 16.78 m. to point 6; thence Due East, 16.16 m. to point 7; thence Due South, 10.00 m. to the point of;

beginning, containing an area of THREE HUNDRED THIRTY FOUR (334) SQUARE METERS, more or less. All points referred to are indicated on the plan and are marked on the ground by P.S. cyl. conc. Mons 15x60 cms; bearings True; Date of the original survey, July 1 – Dec. 14, 1907 and that of the cons. subd. survey on May 20-30, 1988.

Narrative Technical Description

NARRATIVE TECHNICAL DESCRIPTION

LOT 13, BLK. 15, Pcs-13-003519 PEDRO PENDUCO

A parcel of land (Lot 13, Blk. 15 of the cons. subd. plan, Pcs-13-003519, being a portion of the consolidation of Lots 17 Blk. 2, 15 Blk. 3, 15 Blk. 4, 15 Blk. 5, 12 Blk. 5, 15 Blk. 7, 1 & 17 Blk. 9 & 16 Blk. 12, all of Pcs-13-001412, Lots 5 & 5-A, both of Pcs-3866 &Lot 783-A, Psd-49419, LRC Rec. No. ), situated in the Barrio of Bagbag, City of Quezon, Province of Metro Manila, Island of Luzon.

Bounded on the S., along line 1-2 by Lot 14; along line 2-3 by Lot 15; along line 3-4 by Lot 16; along line 4-5 by Lot 17, all of Blk. 15 of the cons. subd. plan; on the NW., along line 5-6 by Lot 541, Piedad Estate; on the N., along line 6-7 by Lot 12 of Blk. 15 and on the E., along line 7-1 by Road Lot 6, both of the cons. subd. plan.

Beginning at a point marked "1" on plan, being S. 85 deg. 37' E., 1,305.16 m. from LM No. 20, Piedad Estate.

thence Due West, 13.00 m. to point 2; thence Due West, 10.00 m. to point 3; thence Due West, 10.00 m. to point 4; thence S. 65 deg. 10' E., 6.52 m. to point 5; thence N. 40 deg. 35’E., 16.78 m. to point 6; thence Due East, 16.16 m. to point 7; thence Due South, 10.00 m. to the point of;

beginning, containing an area of THREE HUNDRED THIRTY FOUR (334) SQUARE METERS, more or less. All points referred to are indicated on the plan and are marked on the ground by P.S. cyl. conc. Mons 15x60 cms; bearings True; Date of the original survey, July 1 – Dec. 14, 1907 and that of the cons. subd. survey on May 20-30, 1988.

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Lot Data Computation Sheet

36

Sources of Original Titles ! Initial Component! Under Section 19 of Act No. 496

(1902) “Land Registration Law”! Spanish Land Grants - Perfect Titles

! Public Land Disposition under Act No. 926 (1902) “Public Land Act”! Confirmation of Imperfect Titles by

the Court! Public Land Grants by way of

Homestead, Sales and Free Patent 37

Sources of Original Titles (Direct Grants Public Lands)

! Public Land Grants from Alienable Agricultural Lands

! Patents – Issued by the DENR under the CA 141, RA730 and RA10023; ! Homestead Patent- issued to those who are

willing to settle in frontier lands! Free Patent - issued to actual occupant and

cultivator of agricultural land; now includes residential (RA No. 10023)

! Sales Patents - Agricultural, Residential, Commercial and Industrial lands (Direct Sale residential lands, RA No. 730)

! Confirmation of Imperfect Titles 38

! Lands covered by Sec. 14 of PD No. 1529! Lands under open, continuous,

exclusive and notorious possession and occupation of alienable and disposable lands of the public domain under a bona fide claim of ownership since June 12, 1945, or earlier.

! Lands acquired lands by prescription under the provision of existing laws.

! Lands acquired by right of accession or accretion under the existing laws.

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Sources of Original Titles (Indirect Grants - BOL)

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Sources of Original Titles (Indirect Grants - BOL)

! Decrees – issued by the Land Registration Authority on the Judgment rendered by the Court on a land registration under Act No. 926 and PD No. 1529! Land is claimed as private lands! Land is acquired by operations of law! Judicial determination of the claim

under voluntary or cadastral proceedings

Derivative Titles! Titles acquired through

transfers as a consequence of:! Sale! Exchange! Inheritance/Succession! Donation! Eminent Domain! Involuntary Processes

! Tacking of Possession in Unregistered Lands

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Agricultural Lands

Special Patent

Agricultural Residential Commercial Foreshore and Reclaimed

Intended for some Public Use or Purpose

Homestead

Sale

Free Patent

Sales

Direct Sale

Free Patent

Sale Lease Reservations

LAND OF THE PUBLIC DOMAIN

Lease

Alienable and Disposable Not for Disposition

Forest Mineral National Parks

Private Lands

Decree

Land Registration! The main objects of land title

registration are to protect property rights, to facilitate transactions in land, and to enable land to be used as collateral for a loan. A system of land title registration identifies each individual land parcel and provides confirmation by the state that the person named in the register has specified property rights in that parcel. 43

SYSTEMS OF REGISTRATION! DEED SYSTEM - The deed itself,

being a document that describes an isolated land transaction is registered.

! TITLE SYSTEM - The legal consequence of the transaction or the right created by the deed is registered. With the registration, an indefeasible title is created

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Purpose of Land Registration! Provide order and stability to society

by providing security in property ownership in defined units of land through recording rights and changes in the legal situation.

! Provide a safe and certain foundation for control, enjoyment and transfer of rights in land.

! Recording of rights in land is through a public registry of properties. 46

TORRENS SYSTEM! “Indefeasible titles” are acquired

through registration! The register reflects accurately the

true state of the title to land (Mirror)! Investigation of the “root of the

title” is not necessary (Curtain)! State guarantees the title -

compensation to innocent purchasers for value (Insurance)

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Thank you very much!

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Land Ownership Lecture 90 Minutes

Documents

Transcript of Land Ownership Lecture 90 Minutes