8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent.

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Philippine SupremeCourt Jurisprudence>Year 2016> February 2016Decisions >G.R.No.199537,February

10,2016REPUBLICOFTHEPHILIPPINES,Petitioner,v.ANDREATAN,Respondent.:

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G.R.No.199537,February10,2016REPUBLICOFTHEPHILIPPINES,Petitioner,v.ANDREATAN,
Respondent.

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SECONDDIVISION
G.R.No.199537,February10,2016
REPUBLICOFTHEPHILIPPINES,Petitioner,v.ANDREATAN,Respondent.
DECISION
BRION,J.:
ThisisapetitionforreviewoncertiorarifiledbytheRepublicofthePhilippines(Republic)fromtheMay
29,2009decision1 and October 18, 2011 resolution2 of the Court of Appeals (CA) in CAG.R. CEBCV
No.00702.TheCAdeniedtheRepublic'sappealfromLRCCaseNo.N1443whereintheMunicipalTrial
CourtinConsolacion,Cebu,grantedrespondentAndreaTan'sapplicationforlandtitleregistration.
Antecedents
On October 2, 2002, Tan applied for the original registration of title of Lot No. 4080, Cad. 545D
(new)situatedinCasili,Consolacion,Cebu(thesubjectlot).Sheallegedthatsheistheabsoluteowner
in fee simple of the said 7,807 squaremeter parcel of residential land she purchased from a certain
JulianGonzagaonSeptember17,1992.HerapplicationwasdocketedasLRCCaseNo.N144.

DebtKollectCompany,Inc.

After complying with the jurisdictional requirements, the land registration court issued an order of
generaldefault,exceptingtheStatewhichwasdulyrepresentedbytheSolicitorGeneral.
Duringthetrial,Tanprovedthefollowingfacts:
1. ThesubjectlotiswithinBlock1,ProjectNo.28,perLCMapNo.2545ofConsolacion,Cebu
2. The subject lot was declared alienable and disposable on September 1, 1965, pursuant to
ForestryAdministrativeOrderNo.41063
3. LucianoGonzagawhowasissuedTaxDeclarationNos.01465in1965and02983in1972initially
possessedthesubjectlot.
4. AfterLuciano'sdeath,JulianGonzagainheritedthesubjectlot
5. AndreaTanpurchasedthesubjectlotfromJulianGonzagaonSeptember17,1992
6. She,throughherpredecessors,hadbeeninpeaceful,open,continuous,exclusive,andnotorious
possessionofthesubjectlotintheconceptofanownerforoverthirty(30)years.

ChanRoblesIntellectualProperty
Division

On 28 April 2004, the land registration court granted Tan's application. The court confirmed her title
overthesubjectlotandordereditsregistration.
TheRepublicappealedthecasetotheCA,arguingthatTanfailedtoprovethatsheisaFilipinocitizen
who has been in open, continuous, exclusive, and notorious possession and occupation of the subject
lot,intheconceptofanowner,sinceJune12,1945,orearlier,immediatelyprecedingthefilingofher
application.TheappealwasdocketedasCAG.R.CEBCVNo.00702.
OnMay29,2009,theCAdeniedtheappeal.TheCAobservedthatunderthePublicLandAct,thereare
two kinds of applicants for original registration: (1) those who had possessed the land since June 12,
1945 and (2) those who already acquired the property through prescription. The respondent's

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8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent. : FEBRUARY 2016 - PHILIPPINE SU
1945 and (2) those who already acquired the property through prescription. The respondent's
applicationfellunderthesecondcategory.

TheCAnotedthatbeforelandofthepublicdomaincanbeacquiredbyprescription,itmusthavebeen
declared alienable and disposable agricultural land. The CA pointed to the certification issued by the
Community Environment and Natural Resources Office (CENRO) as evidence that the subject was
classifiedasalienableanddisposableonSeptember1,1965,pursuanttoLandClassificationProjectNo.
28.TheCAconcludedthatTanhadalreadyacquiredthesubjectlotbyprescription.
OnJuly2,2009,theRepublicmovedforreconsideration.CitingRepublicv.Herbieto,4itarguedthatan
applicant for judicial confirmation of title must have been in possession and occupation of the subject
land since June 12, 1945, or earlier, and that the subject land has been likewise already declared
alienableanddisposablesinceJune12,1945,orearlier.5
OnOctober18,2011,theCAdeniedthemotionforreconsiderationcitingthethenrecentcaseofHeirs
of Mario Malabanan v. Rep. of the Philippines6 which abandoned the ruling in Herbieto. Malabanan
declared that our law does not require that the property should have been declared alienable and
disposable since June 12, 1945, as long as the declaration was made before the application for
registrationisfiled.7
OnJanuary5,2012,theRepublicfiledthepresentpetitionforreviewoncertiorari.
ThePetition
The Republic argues: (1) that the CA misapplied the doctrine in Malabanan and (2) that the CENRO
certificationandtaxdeclarationspresentedwereinsufficienttoprovethatthesubjectlotwasnolonger
intendedforpublicuse.
Meanwhile, the respondent insists that she has already proven her title over the subject lot. She
maintainsthattheclassificationofthesubjectlotasalienableanddisposablepubliclandbytheDENR
onSeptember1,1965,perLandClassificationProjectNo.28,converteditintopatrimonialpropertyof
theState.
Fromthesubmissions,theloneissueiswhetheradeclarationthatGovernmentownedlandhasbecome
alienable and disposable sufficiently converts it into patrimonial property of the State, making it
susceptibletoacquisitiveprescription.
OurRuling
Wefindthepetitionmeritorious.
All lands of the public domain belong to the State. It is the fountain from which springs any asserted
right of ownership over land. Accordingly, the State owns all lands that are not clearly within private
ownership. This is the Regalian Doctrine which has been incorporated in all of our Constitutions and
repeatedlyembracedinjurisprudence.8UnderthepresentConstitution,landsofthepublicdomainare
notalienableexceptforagriculturallands.9

ThePublicLandAct10(PLA)governstheclassification,grant,anddispositionofalienableanddisposable
lands of the public domain. It is the primary substantive law on this matter. Section 11 thereof
recognizes judicial confirmation of imperfect titles as a mode of disposition of alienable public lands.11
Relative thereto, Section 48(b) of the PLA identifies who are entitled to judicial confirmation of their
title:

(b) Those who by themselves or through their predecessorsininterest have been in

open,continuous,exclusive,andnotoriouspossessionandoccupationofagriculturallands
ofthepublicdomain,underabonafideclaimofacquisitionorownership,sinceJune12,
1945,immediatelyprecedingthefilingoftheapplicationforconfirmationoftitle,except
whenpreventedbywarorforcemajeure.Thoseshallbeconclusivelypresumedtohave
performed all the conditions essential to a government grant and shall be entitled to a
certificateoftitleundertheprovisionsofthischapter.(AsamendedbyPD1073.)

February-2016 Jurisprudence
G.R. No. 212878, February 01, 2016 MARLOW
NAVIGATIONPHILS.,INC.,MARLOWNAVIGATIONCO.,
LTD., W. BOCKSTLEGEL REEDEREI (GERMANY),
ORLANDO D. ALIDIO AND ANTONIO GALVEZ, JR.,
Petitioners,v.WILFREDOL.CABATAY,Respondent.
G.R. No. 213910, February 03, 2016 VINSON* D.
YOUNGA.K.A.BENZONONGANDBENNYYOUNGA.K.A.
BENNY ONG, Petitioners, v. PEOPLE OF THE
PHILIPPINES,ASREPRESENTEDBYTHEOFFICEOFTHE
SOLICITORGENERAL,Respondent.

The Property Registration Decree12(PRD) complements the PLA by prescribing how registrable lands,
including alienable public lands, are brought within the coverage of the Torrens system. Section 14 of
thePRDenumeratesthequalifiedapplicantsfororiginalregistrationoftitle:
Section 14. Who may apply. The following persons may file in the proper Court of First
Instanceanapplicationforregistrationoftitletoland,whetherpersonallyorthroughtheir
dulyauthorizedrepresentatives:

G.R.No.198994,February03,2016IRISMORALES,
Petitioners, v. ANA MARIA OLONDRIZ, ALFONSO JUAN
OLONDRIZ, JR., ALEJANDRO MORENO OLONDRIZ,
ISABEL ROSA OLONDRIZ AND FRANCISCO JAVIER
MARIAOLONDRIZ,Respondent.

(1) Those who by themselves or through their predecessorsininterest have

beeninopen,continuous,exclusiveandnotoriouspossessionandoccupationof
alienable and disposable lands of the public domain under a bona fide claim of
ownershipsinceJune12,1945,orearlier

G.R. No. 181186, February 03, 2016 SIGUION

REYNA MONTECILLO AND ONGSIAKO LAW OFFICES,
Petitioners, v. HON. NORMA CHIONLOSIA, IN HER
CAPACITY AS PRESIDING JUDGE OF BRANCH 56 OF
THE REGIONAL TRIAL COURT OF LUCENA CITY, AND
THE TESTATE ESTATE OF DECEASED SUSANO
RODRIGUEZ,
REPRESENTED
BY
THE
SPECIAL
ADMINISTRATRIX,Respondents.
A.M. No. RTJ132361 [Formerly OCA IPI No. 13
4144RTJ],February02,2016OFFICEOFTHECOURT
ADMINISTRATOR, Complainant, v. PRESIDING JUDGE
JOSEPH CEDRICK O. RUIZ, REGIONAL TRIAL COURT,
BRANCH61,MAKATICITY,Respondent.

(2)Those who have acquired ownership of private lands by prescription under

theprovisionofexistinglaws
(3)Thosewhohaveacquiredownershipofprivatelandsorabandonedriverbedsbyright
ofaccessionoraccretionundertheexistinglaws
(4) Those who have acquired ownership of land in any other manner provided for by
law.13
ChanRoblesVirtualawlibrary

The PRD also recognizes prescription as a mode of acquiring ownership under the Civil Code.14
Nevertheless, prescription under Section 14(2) must not be confused with judicial confirmation of title
underSection14(1).Judicialconfirmationoftitlerequires:

OCA I.P.I. No. 134148P, February 10, 2016 SPS.

JOSE AND MELINDA CAILIPAN, Complainants, v.
LORENZO O. CASTAEDA, SHERIFF IV, REGIONAL
TRIALCOURT,BRANCH96,QUEZONCITY,Respondents

1. ThattheapplicantisaFilipinocitizen15
2. That the applicant, by himself or through his predecessorsin interest, has been in open,
continuous, exclusive and notorious possession and occupation of the property since June 12,
194516

G.R. No. 205814, February 15, 2016 SPOUSES

ALFREDO TEAO* AND VERONICA TEAO, Petitioners,
v. THE MUNICIPALITY OF NAVOTAS, REPRESENTED BY
MAYOR TOBIAS REYNALD M. TIANGCO, AND
MUNICIPAL TREASURER MANUEL T. ENRIQUEZ,
Respondents.

3. Thatthepropertyhadbeendeclaredalienableanddisposableasofthefilingoftheapplication.17
Only private property can be acquired by prescription. Property of public dominion is outside the

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8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent. : FEBRUARY 2016 - PHILIPPINE SU
commerceofman.18Itcannotbetheobjectofprescription19becauseprescriptiondoesnotrunagainst
theStateinitssovereigncapacity.20However,whenpropertyofpublicdominionisnolongerintended
forpublicuseorforpublicservice,itbecomespartofthepatrimonialpropertyoftheState.21Whenthis
happens, the property is withdrawn from public dominion and becomes property of private ownership,
albeitstillownedbytheState.22Thepropertyisnowbroughtwithinthecommerceofmanandbecomes
susceptibletotheconceptsoflegalpossessionandprescription.

G.R. No. 195145, February 10, 2016 MANILA

ELECTRICCOMPANY, Petitioner, v. SPOUSESSULPICIO
ANDPATRICIARAMOS,Respondents.
G.R.No.192075,February10,2016ROBERTOPALO
YDEGULA,Petitioner,v.PEOPLEOFTHEPHILIPPINES,
Respondent.
G.R.No.194548,February10,2016JUANAVDA.DE
ROJALES, SUBSTITUTED BY HER HEIRS, REPRESENTED
BY CELERINA ROJALESSEVILLA, Petitioner, v.
MARCELINO DIME, SUBSTITUTED BY HIS HEIRS,
REPRESENTEDBYBONIFACIAMANIBAY,Respondent.

In the present case, respondent Tan's application is not anchored on judicial confirmation of an
imperfecttitlebecauseshedoesnotclaimtohavepossessedthesubjectlotsinceJune12,1945.Her
application is based on acquisitive prescription on the claim that: (1) the property was declared
alienableanddisposableonSeptember1,1965and(2)shehadbeeninopencontinuous,public,and
notoriouspossessionofthesubjectlotintheconceptofanownerforoverthirty(30)years.

G.R.No.218396,February10,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. NESTOR ROXAS Y
CASTRO,AccusedAppellant.

In our 2009 decision and 2013 resolution23inMalabanan, we already held enbanc that a declaration
that property of the public dominion is alienable and disposable does not ipso facto convert it into
patrimonialproperty.Wesaid:

G.R. No. 208343, February 03, 2016 SPOUSES

CEFERINO C. LAUS AND MONINA P. LAUS, AND
SPOUSES ANTONIO O. KOH AND ELISA T. KOH,
Petitioners, v. OPTIMUM SECURITY SERVICES, INC.,
Respondent.

A.C. No. 7618, February 02, 2016 SPOUSES

JONATHAN AND ESTER LOPEZ, Complainants, v. ATTY.
SINAMARE.LIMOS,Respondent.

Accordingly,theremustbeanexpressdeclarationbytheStatethatthepublicdominion
propertyisnolongerintendedforpublicserviceorthedevelopmentofthenationalwealth
or that the property has been converted into patrimonial. Without such express
declaration, the property, even if classified as alienable or disposable, remains
propertyofthepublicdominion,pursuanttoArticle420(2),andthusincapable
ofacquisitionbyprescription.Itisonlywhensuchalienableanddisposablelandsare
expressly declared by the State to be no longer intended for public service or for the
developmentofthenationalwealththattheperiodofacquisitiveprescriptioncanbeginto
run. Such declaration shall be in the form of a law duly enacted by Congress or a
PresidentialProclamationincaseswherethePresidentisdulyauthorizedbylaw.24

G.R. No. 199371, February 03, 2016 PETRON LPG

DEALERSASSOCIATIONANDTOTALGAZLPGDEALERS
ASSOCIATION,Petitioners,v.NENAC.ANG,ALISONC.
SY, NELSON C. ANG, RENATO C. ANG, AND/OR
OCCUPANTSOFNATIONALPETROLEUMCORPORATION,
Respondents.

While a prior declaration that the property has become alienable and disposable is sufficient in an
application for judicial confirmation of title under Section 14(1) of the PRD, it does not suffice for the
purpose of prescription under the Civil Code.25 Before prescription can even begin to run against the
State,thefollowingconditionsmustconcurtoconvertthesubjectintopatrimonialproperty:

G.R. No. 199194, February 10, 2016 REPUBLIC OF

THE PHILIPPINES, Petitioner, v. JOSE B. SAREOGON,
JR.,Respondent.

ChanRoblesVirtualawlibrary

G.R. No. 208451, February 03, 2016 MANILA

MEMORIALPARKCEMETERY,INC.,Petitioner,v.EZARD
D. LLUZ, NORMAN CORRAL, ERWIN FUGABAN,
VALDIMAR BALISI, EMILIO FABON, JOHN MARK
APLICADOR, MICHAEL CURIOSO, JUNLIN ESPARES,
GAVINO FARINAS, AND WARD TRADING AND
SERVICES,Respondents.

1. ThesubjectlotmusthavebeenclassifiedasagriculturallandincompliancewithSections2and3
ofArticleXIIoftheConstitution
2. Thelandmusthavebeenclassifiedasalienableanddisposable26
3. Theremustbeadeclarationfromacompetentauthoritythatthesubjectlotisnolongerintended
forpublicuse,therebyconvertingittopatrimonialproperty.

G.R.No.190846,February03,2016TOMASP.TAN,
JR.,Petitioner,v.JOSEG.HOSANA,Respondent.

Only when these conditions are met can applicants begin their public and peaceful possession of the
subjectlotintheconceptofanowner.

G.R. No. 204970, February 01, 2016 SPOUSES

CLAUDIOANDCARMENCITATRAYVILLA,Petitioners,v.
BERNARDO
SEJAS
AND
JUVY
PAGLINAWAN,
REPRESENTEDBYJESSIEPAGLINAWAN,Respondents.

In the present case, the third condition is absent. Even though it has been declared alienable and
disposable, the property has not been withdrawn from public use or public service. Without this,
prescription cannot begin to run because the property has not yet been converted into patrimonial
property of the State. It remains outside the commerce of man and the respondent's physical
possession and occupation thereof do not produce any legal effect. In the eyes of the law, the
respondenthasneveracquiredlegalpossessionofthepropertyandherphysicalpossessionthereof,no
matterhowlong,canneverripenintoownership.

G.R.No.205764,February03,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. LEE QUIJANO
ENAD,AccusedAppellant.
G.R. No. 196651, February 03, 2016 UWE
MATHAEUS, Petitioner, v. SPOUSES ERIC AND
GENEVIEVEMEDEQUISO,Respondents.
G.R. No. 207355, February 03, 2016 JENNIFER A.
AGUSTINSE AND ROHERMIA J. JAMSANIRODRIGUEZ,
Petitioners,
v. OFFICE OF
THE
PRESIDENT,
REPRESENTED BY EXECUTIVE SECRETARY PAQUITO N.
OCHOA,JR.,ORLANDOC.CASIMIRO,OVERALLDEPUTY
OMBUDSMAN,OFFICEOFTHEOMBUDSMAN,ANDJOHN
I.C.TURALBA,ACTINGDEPUTYSPECIALPROSECUTOR,
OFFICEOFTHESPECIALPROSECUTOR,Respondents.
G.R.No.209212,February10,2016PEOPLEOFTHE
PHILIPPINES, Plintiff and Appellee, v. ROMEL
SAPITULAYPACULAN,AccusedAppellant.

chanrobleslaw

WHEREFORE, we hereby GRANT the petition. The May 29, 2009 decision and October 18, 2011
resolutionoftheCourtofAppealsinCAG.R.CEBCVNo.00702areREVERSEDandSETASIDE.The
respondent's application for Land Registration is DENIED for lack of merit. No pronouncement as to
costs.
SOORDERED.

cralawlawlibrary

Carpio,(Chairperson),DelCastillo,andMendoza,JJ.,concur.
Leonen,J.,seeseparateconcurringopinion.
chanroblesvirtuallawlibrary

Endnotes:

G.R. No. 191185, February 01, 2016 GUILBEMER

FRANCO, Petitioner, v. PEOPLE OF THE PHILIPPINES,
Respondent.
A.M. OCA IPI No. 093210RTJ, February 03, 2016
JUVYP.CIOCONREER,ANGELINAP.CIOCON,MARIVIT
P. CIOCONHERNANDEZ, AND REMBERTO C. KARAAN,
SR., Complainants, v. JUDGE ANTONIO C. LUBAO,
REGIONAL TRIAL COURT, BRANCH 22, GENERAL
SANTOSCITY,Respondent.

1Rollo, pp. 3744. Penned by Associate Justice Florito S. Macalino and concurred in by

AssociateJusticesStephenC.CruzandRodilV.Zalameda.
2

Id. at 3135. Penned by Associate Justice Gabriel T. Ingles and concurred in by

AssociateJusticesParnpioA.AbarintosandEduardoB.Peralta,Jr.
3Id.at4548.ThroughPresidingJudgeJocelynG.UyPo.
4G.R.No.156117,26May2005,459SCRA183,186.

A.C. No. 7594, February 09, 2016 ADELPHA E.

MALABED, Complainant, v. ATTY. MELJOHN B. DE LA
PEA,Respondent.

5Rollo,p.52.

G.R.No.207535,February10,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. RICARDO LAGBO
A.K.A RICARDO LABONG Y MENDOZA, Accused
Appellant.

7Id.at269,citingRepublicv.CourtofAppeals,G.R.No.144507,17January2005448

G.R. No. 201073, February 10, 2016 PHILIPPINE

AIRLINES,INC.Petitioner,v.PALEMPLOYEESSAVINGS
&LOANASSOCIATION,INC.,Respondent.
G.R.
No.
180402,
February
10,
2016

COMMISSIONER OF INTERNAL REVENUE, Petitioner, v.

PILIPINAS
SHELL
PETROLEUM
CORPORATION,
Respondent.
G.R. No. 208021, February 03, 2016 OSCAR S.
VILLARTA, Petitioner, v. GAUDIOSO TALAVERA, JR.,
Respondent.
G.R. No. 193748, February 03, 2016 MERVIC
REALTY, INC. AND VICCY REALTY, INC., Petitioners, v.

http://www.chanrobles.com/cralaw/2016februarydecisions.php?id=170

6605Phil.244(2009).

SCRA442.
8La

BugalB 'laan Tribal Association, Inc. v. Sec. Ramos, 465 Phil. 860, 866 (2004)
Secretary of Environment and Natural Resources v. Yap, G.R. No. 167707, 8 October
2008, 568 SCRA 164, 200 Republic v. Ching, G.R. No. 186166, 20 October 2010, 634
SCRA415.
9Art.XII,Section2,3,Phil.Const.
10CommonwealthActNo.141(asamended),[ThePublicLandAct],(1936).
11 Section 11. Public lands suitable for agricultural purposes can be disposed of only as

follows:

1. Forhomesteadsettlement
2. Bysale

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3. Byleaseand
4. Byconfirmationofimperfectorincompletetitles:

CHINABANKINGCORPORATION,Respondent.
G.R.No.181789,February03,2016GMANETWORK,
INC., Petitioner, v. NATIONAL TELECOMMUNICATIONS
COMMISSION,CENTRALCATV,INC.,PHILIPPINEHOME
CABLE HOLDINGS, INC., AND PILIPINO CABLE
CORPORATION,Respondents.

(a)Byjudiciallegalization
(b)Byadministrativelegalization(freepatent)
12PresidentialDecreeNo.1529,[PROPERTYREGISTRATIONDECREE](1978).

G.R.No.202978,February01,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. VICTOR P. PADIT,
AccusedAppellant.

13Section14,PROPERTYREGISTRATIONDECREE.

A.C. No. 9807, February 02, 2016 ERLINDA

SISTUAL, FLORDELISA S. LEYSA, LEONISA S. ESPABO
AND ARLAN C. SISTUAL, Complainants, v. ATTY.
ELIORDOOGENA,Respondent.

14SeeCIVILCODE,Arts.712and1106.

G.R.No.180642,February03,2016NUEVAECIJAI
ELECTRIC COOPERATIVE INCORPORATED (NEECO I),
Petitioner, v. ENERGY REGULATORY COMMISSION,
Respondent.

16Section48(b),PUBLICLANDACTSection14(1),PROPERTYREGISTRATIONDECREE.

15Section48(b),PUBLICLANDACT.

17Heirs of Mario Malabanan v. Republic of the Philippines, 704 SCRA 561, 581 (2013)

Republicv.CourtofAppeals,supranote7.

G.R. No. 194134, February 01, 2016 JOSE ROMULO

L. FRANCISCO, Petitioner, v. LOYOLA PLANS
CONSOLIDATED INC., JESUSA CONCEPCION AND
GERARDOB.MONZON,Respondents.

18Art.1113,CIVILCODE.
19Art.1113,CIVILCODE.

G.R.No.187417,February24,2016CHRISTINEJOY
CAPINCADIZ, Petitioner, v. BRENT HOSPITAL AND
COLLEGES,INC.,Respondent.

20Art.1108,CIVILCODE.
21Art.422,CIVILCODE.

G.R.No.170192,February10,2016PEOPLEOFTHE
PHILIPPINES,
PlaintiffsAppellees,
v.
MARISSA
BAYKER,AccusedAppellant.

22Art.425,CIVILCODE.
23HeirsofMarioMalabananv.RepublicofthePhilippines,supranote17.

G.R.No.202187,February10,2016PEOPLEOFTHE
PHILIPPINES, Appellee, v. ELISEO D. VILLAMOR,
Appellant.

24HeirsofMarioMalabananv.Rep.ofthePhilippines,supranote7.

cralawred

25 Art. 1134. Ownership and other real rights over immovable property are acquired by

G.R. No. 210542, February 24, 2016 ROSALINA

CARODAN,
Petitioner,
v.
CHINA
BANKING
CORPORATION,Respondent.

ordinaryprescriptionthroughpossessionoftenyears.

Art. 1137. Ownership and other real rights over immovables also prescribe through
uninterruptedadversepossessionthereofforthirtyyears,withoutneedoftitleorofgood
faith.

G.R. No. 215014, February 29, 2016 REBECCA

FULLIDO,Petitioner,v.GINOGRILLI,Respondent.
G.R. No. 215107, February 24, 2016 REPUBLIC OF
THE PHILIPPINES, REPRESENTED BY THE TOLL
REGULATORY BOARD, Petitioner, v. C.C. UNSON
COMPANY,INC.,Respondent.

26Sec.6,PublicLandact.

A.M.No.P153300(FormerlyOCAI.P.I.No.124011
P), February 10, 2016 JOSEPHINE E. LAM,
Complainant, v. NILA M. GARCIA, JUNIOR PROCESS
SERVER, MUNICIPAL TRIAL COURT, SIATON, NEGROS
ORIENTAL,Respondent.
A.M. No. P163423 [Formerly A.M. No. 13989
MTCC], February 16, 2016 RE: CIVIL SERVICE
EXAMINATION IRREGULARITY (IMPERSONATION) OF
MS. ELENA T. VALDEROSO, CASH CLERK II, OFFICE OF
THE CLERK OF COURT, MUNICIPAL TRIAL COURT IN
CITIES,ANTIPOLOCITY.
G.R. No. 210233, February 15, 2016 REPUBLIC OF
THE PHILIPPINES, Petitioner, v. THE COURT OF
APPEALS, SPOUSES RODOLFO SY AND BELEN SY,
LOLITA SY, AND SPOUSES TEODORICO AND LEAH
ADARNA,Respondents.
G.R. No. 206256, February 24, 2016 ALBERT C.
AUSTRIA, Petitioner, v. CRYSTAL SHIPPING, INC.,
AND/OR LARVIK SHIPPING A/S, AND EMILY MYLA A.
CRISOSTOMO,Respondents.
G.R.
No.
202695,
February
29,
2016

COMMISSIONER OF INTERNAL REVENUE, Petitioner, v.

GJM
PHILIPPINES
MANUFACTURING,
INC.,
Respondent.
A.C.No.5325,February09,2016NEMESIOFLORAN
AND CARIDAD FLORAN, Complainants, v. ATTY. ROY
PRULEEDIZA,Respondent.
G.R. No. 201927, February 17, 2016 VICENTE D.
CABANTING AND LALAINE V. CABANTING, Petitioners,
v.BPIFAMILYSAVINGSBANK,INC.,Respondent.

CONCURRINGOPINION

LEONEN,J.:

Iconcurintheresult.
Respectfully,Idisagreewiththeponencia'sstatementthat"theStateownsalllandsthatarenotclearly
withinprivateownership."1ThisstatementisanoffshootoftheideathatourConstitutionembracesthe
RegalianDoctrineasthemostbasicprincipleinourpoliciesinvolvinglands.
The Regalian Doctrine has not been incorporated in our Constitution. Pertinent portion of the
Constitutionprovides:
SEC. 2. All lands of the public domain, waters, minerals, coal, petroleum, and other
mineraloils,allforcesofpotentialenergy,fisheries,forestsortimber,wildlife,floraand
fauna,andothernaturalresourcesareownedbytheState[.]2
Thus, there is no basis for the presumption that all lands belong to the state. The Constitution limits
stateownershipoflandsto"landsofthepublicdomain[.]"3Landsthatareinprivatepossessioninthe
conceptofanownersincetimeimmemorialareconsiderednevertohavebeenpublic.4Theywerenever
ownedbythestate.
InCariov.InsularGovernment:5
The[OrganicActofJuly1,1902]madeabillofrights,embodyingthesafeguardsofthe
Constitution,and,liketheConstitution,extendsthosesafeguardstoall.Itprovidesthat
"nolawshallbeenactedinsaidislandswhichshalldepriveanypersonoflife,liberty,or
propertywithoutdueprocessoflaw,ordenytoanypersonthereintheequalprotectionof
thelaws."5.Inthelightofthedeclarationthatwehavequotedfrom12,itishardto
believethattheUnitedStateswasreadytodeclareinthenextbreaththat...itmeantby
"property"onlythatwhichhadbecomesuchbyceremoniesofwhichpresumablyalarge
partoftheinhabitantsneverhadheard,andthatitproposedtotreataspubliclandwhat
they, by native custom and by long association, one of the profoundest factors in
humanthought,regardedastheirown.
....
...Itmight,perhaps,beproperandsufficienttosaythatwhen,asfarbackastestimony
or memory goes, the land has been held by individuals under a claim of private
ownership, it will be presumed to have been held in the same way from before the
Spanishconquest,andnevertohavebeenpublicland.6

G.R. No. 184332, February 17, 2016 ANNA TENG,

Petitioner,
v.
SECURITIES
AND
EXCHANGE
COMMISSION(SEC)ANDTINGPINGLAY,Respondents.
G.R. No. 198434, February 29, 2016 HEIRS OF
LEANDRO NATIVIDAD AND JULIANA V. NATIVIDAD,
Petitioners, v. JUANA MAURICIONATIVIDAD, AND
SPOUSES JEAN NATIVIDAD CRUZ AND JERRY CRUZ,
Respondents.

G.R. No. 182629, February 24, 2016 MERCEDES N.

ABELLA, MA. THERESA A. BALLESTEROS AND
MARIANITO N. ABELLA, Petitioners, v. HEIRS OF
FRANCISCA C. SANJUAN namely: GLICERIASAN JUAN
CAPISTRANO,
BENIGNA SAN
JUAN
VASQUEZ,
EVARISTO SAN JUAN, NIEVES SAN JUAN LUSTRE AND
MATILDESANJUANQUILONIO,Respondents.
G.R.No.207389,February17,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. FEDERICO DE LA
CRUZYSANTOS,AccusedAppellant.

Hence,documentsoftitleissuedforsuchlandsarenottobeconsideredasastategrantofownership.
They serve as confirmation of property rights already held by persons. They are mere evidence of
ownership.7 The recognition of private rights over properties that have long been held as private is
consistentwithourconstitutionaldutytoupholddueprocess.8

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8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent. : FEBRUARY 2016 - PHILIPPINE SU
G.R. No. 216566, February 17, 2016 MAGELLAN
AEROSPACE CORPORATION, Petitioner, v. PHILIPPINE
AIRFORCE,Respondent.
G.R. No. 175760, February 17, 2016 REPUBLIC OF
THEPHILIPPINES,Petitioner,v.SOGODDEVELOPMENT
CORPORATION,Respondent.
G.R. No. 199537, February 10, 2016 REPUBLIC OF
THE PHILIPPINES, Petitioner, v. ANDREA TAN,
Respondent.
G.R. No. 179287, February 01, 2016 PCI JIMMY M.
FORTALEZA AND SPO2 FREDDIE A. NATIVIDAD,
Petitioners, v. HON. RAUL M. GONZALEZ IN HIS
CAPACITY AS THE SECRETARY OF JUSTICE AND
ELIZABETHN.OROLAVDA.DESALABAS,Respondents.
G.R. NO. 182090 ELIZABETH N. OROLA VDA. DE
SALABAS, Petitioner, v. HON. EDUARDO R. ERMITA,
HON.MANUEL B. GAITE,P/INSP. CLARENCEDONGAIL,
P/INSP. JONATHAN LORILLA,1 PO3 ALLEN WINSTON
HULLEZAANDPO2BERNARDOCIMATU,Respondent.
G.R. No. 206758, February 17, 2016 MARICEL S.
NONAY, Petitioner, v. BAHIA SHIPPING SERVICES,
INC., FRED OLSEN LINES AND CYNTHIA MENDOZA,
Respondents.

Thestatecannot,onthesolebasisoftheland's"unclear"privatecharacter,alwayssuccessfullyoppose
applicationsforregistrationoftitles,especiallywhenthelandinvolvedhaslongbeenprivatelyheldand
historicallyregardedbyprivatepersonsastheirown.9
ThiscasecanberesolvedwithoutresorttothefictionoftheRegalianDoctrine.
RespondentAndreaTan'sapplicationforregistrationwasgrantedbythelandregistrationcourt.10The
CourtofAppealsaffirmedthelandregistrationcourt'sDecisionbasedonthecertificationissuedbythe
CommunityEnvironmentandNaturalResourcesOffice(CENRO)thatthelandwasalreadyclassifiedas
alienableanddisposable.11
By submitting the CENRO's certification, therefore, respondent applicant admitted that prior to her
possession, the land was part of the public domain. However, she failed to clearly show that the land
wasclassifiedasalienableanddisposablepublicland.
Inseveralcases,wehaveclearlyruledthattheCENRO'scertificateisnotsufficient.
ACCORDINGLY,IconcurthatthePetitionshouldbeGRANTED.

chanroblesvirtuallawlibrary

Endnotes:

G.R. No. 195026, February 22, 2016 CENTRAL

MINDANAO UNIVERSITY, REPRESENTED BY ITS
PRESIDENT, DR. MARIA LUISA R. SOLIVEN, Petitioner,
v. REPUBLIC OF THE PHILIPPINES, REPRESENTED BY
THE DEPARTMENT OF ENVIRONMENT AND NATURAL
RESOURCES,Respondent.
G.R. No. 174462, February 10, 2016 PHILIPPINE
OVERSEAS TELECOMMUNICATIONS CORPORATION
(POTC), PHILIPPINE COMMUNICATIONS SATELLITE
CORPORATION
(PHILCOMSAT),
Petitioners,
v.
SANDIGANBAYAN (3rd DIVISION), REPUBLIC OF THE
PHILIPPINES
REPRESENTED
BY
PRESIDENTIAL
COMMISSION ON GOOD GOVERNMENT (PCGG),
Respondents.
G.R. No. 199683, February 10, 2016 ARLENE T.
SAMONTE, VLADIMIR P. SAMONTE, MA. AUREA S.
ELEPANO, Petitioners, v. LA SALLE GREENHILLS, INC.,
BRO.BERNARDS.OCA,Respondents.
G.R. No. 183486, February 24, 2016 THE
HONGKONG & SHANGHAI BANKING CORPORATION,
LIMITED,
Petitioner,
v.
NATIONAL
STEEL
CORPORATION
AND
CITYTRUST
BANKING
CORPORATION (NOW BANK OF THE PHILIPPINE
ISLANDS),Respondents.

1Ponencia,p.3.
2CONST.,art.XII,sec.2.
3CONST.,art.XII,sec.2.
4CONST.,art.XII,sec.2.
5212U.S.449(1909).
6Id.at459460.
7SeeCarinov.InsularGovernment,212U.S.449,457460(1909).
8CONST.,art.Ill,sec.1.
9SeeCariov.InsularGovernment,212U.S.449,457460(1909).
10Ponencia,p.2.TheregistrationwasgrantedonApril28,2004.
11Id.at23.TheDecisionwasdatedMay29,2009.

G.R.No.194960,February03,2016PROBUILDERS,
INC., Petitioner, v. TG UNIVERSAL BUSINESS
VENTURES,INC.,Respondent.
G.R. No. 203678, February 17, 2016 CONCORDE
CONDOMINIUM, INC., BY ITSELF AND COMPRISING
THE UNIT OWNERS OF CONCORDE CONDOMINIUM
BUILDING, Petitioner, v. AUGUSTO H. BACULIO NEW
PPI
CORPORATION
ASIAN
SECURITY
AND
INVESTIGATION AGENCY AND ITS SECURITY GUARDS
ENGR. NELSON B. MORALES, IN HIS CAPACITY AS
BUILDING
OFFICIAL
OF
THE
MAKATI
CITY
ENGINEERING DEPARTMENT SUPT. RICARDO C.
PERDIGON, IN HIS CAPACITY AS CITY FIRE MARSHAL
OF THE MAKATI CITY FIRE STATION F/C SUPT.
SANTIAGOE.LAGUNA,INHISCAPACITYASREGIONAL
DIRECTOROFTHEBUREAUOFFIREPROTECTIONNCR,
ANDANY AND ALL PERSONSACTING WITH OR UNDER
THEM,Respondents.
G.R.No.174481,February10,2016THEPEOPLEOF
THE PHILIPPINES, PlaintiffAppellee, v. CRISTY
DIMAANOYTIPDAS,AccusedAppellant.
G.R. No. 218867, February 17, 2016 SPOUSES
EDMOND LEE AND HELEN HUANG, Petitioners, v. LAND
BANKOFTHEPHILIPPINES,Respondent.
G.R. No. 190534, February 10, 2016 C.F. SHARP
CREW MANAGEMENT, INC., RONALD AUSTRIA, AND
ABU DHABI NATIONAL TANKER CO., Petitioners, v.
LEGAL HEIRS OF THE LATE GODOFREDO REPISO,
REPRESENTED BY HIS WIFE LUZVIMINDA REPISO,
Respondents.

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A.C. No. 10945 (Formerly CBD 092507), February

23, 2016 ANGELITO RAMISCAL AND MERCEDES
ORZAME, Complainants, v. ATTY. EDGAR S. ORRO,
Respondent.
G.R.No.208406,February29,2016PEOPLEOFTHE
PHILIPPINES, Appellee, v. ALLAN RODRIGUEZ Y
GRAJO,Appellant.

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G.R.No.177382,February17,2016VIVASHIPPING
LINES, INC., Petitioner, v. KEPPEL PHILIPPINES
MINING, INC., METROPOLITAN BANK & TRUST
COMPANY,
PILIPINAS
SHELL
PETROLEUM
CORPORATION, CITY OF BATANGAS, CITY OF LUCENA,
PROVINCE OF QUEZON, ALEJANDRO OLIT, NIDA
MONTILLA, PIO HERNANDEZ, EUGENIO BACULO, AND
HARLANBACALTOS,Respondents.
G.R.No.203322,February24,2016PEOPLEOFTHE
PHILIPPINES,Appellee,v.REMANSARIEGO,Appellant.

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8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent. : FEBRUARY 2016 - PHILIPPINE SU
G.R. No. 186102, February 24, 2016 NATIONAL
TRANSMISSION CORPORATION, Petitioner, v. HEIRS
OF TEODULO EBESA, NAMELY: PORFERIA L. EBESA,
EFREN EBESA, DANTE EBESA AND CYNTHIA EBESA,
ANDATTY.FORTUNATOVELOSO,Respondents.
G.R.No.192233,February17,2016PEOPLEOFTHE
PHILIPPINES, Plaintiff and Appellee, v. SPO1
CATALINOGONZALES,JR.,AccusedAppellant.
A.M. No. P153393 [Formerly OCA IPI No. 134055
P],February23,2016SEGUNDINAP.NOCESDELEON
AND LEONOR P. ALAVE, Petitioners, v. TERENCIO G.
FLORENDO,SHERIFFIV,BRANCH21,REGIONALTRIAL
COURT,VIGANCITY,ILOCOSSUR,Respondent.
IPI No. 1535SBJ, February 23, 2016 RE:
VERIFIED COMPLAINT DATED JULY 13, 2015 OF
ALFONSOV. UMALI,JR., Complainant,v. HON. JOSE R.
HERNANDEZ, ASSOCIATE JUSTICE, SANDIGANBAYAN,
Respondent.
A.M. No. P153361 [Formerly OCA IPI No. 103381
P], February 23, 2016 ATTY. JOHN V. AQUINO,
Petitioner,v.ELENAS.ALCASID,CLERKIII,REGIONAL
TRIAL COURT, OFFICE OF THE CLERK OF COURT,
OLONGAPOCITY,Respondent.
G.R. No. 185603, February 10, 2016 REPUBLIC OF
THE PHILIPPINES, Petitioner, v. LOCAL SUPERIOR OF
THE INSTITUTE OF THE SISTERS OF THE SACRED
HEARTOFJESUSOFRAGUSA,Respondent.
G.R.No.208404,February24,2016PEOPLEOFTHE
PHILIPPINES,PlaintiffAppellee,v.VICENTELUGNASIN
ANDDEVINCIOGUERRERO,AccusedAppellants.
G.R. No. 183529, February 24, 2016 OFELIA C.
CAUNAN, Petitioner, v. PEOPLE OF THE PHILIPPINES
ANDTHESANDIGANBAYAN,Respondents.
G.R.No.207816,February24,2016PEOPLEOFTHE
PHILIPPINES, PlaintiffAppellee, v. RAUL YAMON
TUANDO,AccusedAppellant.
G.R. No. 171041, February 10, 2016 REPUBLIC OF
THEPHILIPPINES,Petitioner,v.MOLDEXREALTY,INC.,
Respondent.
G.R. No. 188720, February 23, 2016 QUEZON CITY
PTCA FEDERATION, INC., Petitioner, v. DEPARTMENT
OFEDUCATION,REPRESENTEDBYSECRETARYJESLIA.
LAPUS,Respondent.
A.C. No. 8037, February 17, 2016 RE: DECISION
DATED AUGUST 19, 2008, 3RD DIVISION, COURT OF
APPEALS IN CAG.R. SP NO. 79904 [HON. DIONISIO
DONATO T. GARCIANO, ET AL. V. HON. PATERNO G.
TIAMSON,ETC.,ETAL.],Petitioner,v.ATTY.JOSEDEG.
FERRER,Respondent.
G.R. No. 220481, February 17, 2016 VICTOR S.
LIMLINGAN AND EMMANUEL A. LEYCO, Petitioners, v.
ASIAN
INSTITUTE
OF
MANAGEMENT,
INC.,
Respondent. G.R. No. 220503 ASIAN INSTITUTE OF
MANAGEMENT, INC., Petitioner, v. VICTOR S.
LIMLINGANANDEMMANUELA.LEYCO,Respondents.
G.R. No. 208976, February 22, 2016 THE
HONORABLE OFFICE OF THE OMBUDSMAN, Petitioner,
v.LEOVIGILDODELOSREYES,JR.,Respondent.
A.C. No. 10605, February 17, 2016 BIENVENIDO T.
CANLAPAN, Complainant, v. ATTY. WILLIAM B.
BALAYO,Respondent.
G.R. No. 209180, February 24, 2016 REPUBLIC OF
THEPHILIPPINES,Petitioner,v.REGHISM.ROMEROII
ANDOLIVIALAGMANROMERO,Respondents.G.R.NO.
209253 OLIVIA LAGMAN ROMERO, Petitioner, v.
REGHISM.ROMEROII,Respondent.
G.R.No.208948,February24,2016JOSEB.LURIZ,
Petitioner, v. REPUBLIC OF THE PHILIPPINES,
Respondents.
G.R. No. 173921, February 24, 2016 PHILIPPINE
AIRLINES,INC.,Petitioner,v.ISAGANIDAWAL,LORNA
CONCEPCION,
AND
BONIFACIO
SINOBAGO,
Respondents. G.R. No. 173952 ISAGANI DAWAL,
LORNA CONCEPCION, AND BONIFACIO SINOBAGO,
Petitioners,
v.
NATIONAL
LABOR
RELATIONS
COMMISSION, PHILIPPINE AIRLINES, INC., AVELINO
L.ZAPANTA,ANDCESARB.LAMBERTE,Respondents.
A.M. No. P163419 [Formerly OCAIPI No. 113648
P], February 23, 2016 AUGUSTO V. SANTOS,
Complainant, v. SHERIFF IV ANTONIO V. LEAO, JR.,
SHERIFFIIIBENJIEE.LACSINA,SHERIFFIIIALVINS.
PINEDA,Respondent.
G.R. No. 184288, February 16, 2016 ERIC N.
ESTRELLADO AND JOSSIE M. BORJA, Petitioners, v.
KARINA CONSTANTINO DAVID, THE CIVIL SERVICE
COMMISSION,HIPOLITOR.GABORNIANDROBERTOS.
SE,Respondents.
G.R.No.175210,February01,2016MARIOJOSEE.
SERENO, EXECUTIVE DIRECTOR OF THE ASSOCIATION
OF PETROCHEMICAL MANUFACTURERS OF THE

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8/27/2016 G.R. No. 199537, February 10, 2016 - REPUBLIC OF THE PHILIPPINES, Petitioner, v. ANDREA TAN, Respondent. : FEBRUARY 2016 - PHILIPPINE SU
PHILIPPINES, INC. (APMP), Petitioner, v. COMMITTEE
ON TRADE AND RELATED MATTERS (CTRM) OF THE
NATIONALECONOMICAND DEVELOPMENT AUTHORITY
(NEDA), COMPOSED OF THE DIRECTORGENERAL OF
THE NEDA SECRETARIAT, THE EXECUTIVE SECRETARY,
THE SECRETARIES OF TRADE AND INDUSTRY,
FINANCE,
FOREIGN
AFFAIRS,
AGRICULTURE,
ENVIRONMENT AND NATURAL RESOURCES, BUDGET
AND
MANAGEMENT,
TRANSPORTATION
AND
COMMUNICATION,
LABOR
AND
EMPLOYMENT,
AGRARIAN REFORM, THE GOVERNOR OF THE BANGKO
SENTRAL NG PILIPINAS AND THE CHAIRMAN OF THE
TARIFF COMMISSION, AND BRENDA R. MENDOZA IN
HER CAPACITY AS DIRECTOR OF THE TRADE,
INDUSTRY&UTILITIESSTAFF,Respondents.
G.R. No. 170631, February 10, 2016 CARAVAN
TRAVELANDTOURSINTERNATIONAL,INC.,Petitioner,
v.ERMILINDAR.ABEJAR,Respondent.
A.C. No. 8667, February 03, 2016 INOCENCIO I.
BALISTOY, Petitioner, v. ATTY. FLORENCIO A. BRON,
Respondent.
IPI No. 14222CAJ, February 23, 2016 RE:
COMPLAINTOFATTY.MARIANOR.PEFIANCOAGAINST
JUSTICES MARIA ELISA SEMPIO DIY, RAMON PAUL L.
HERNANDO,ANDCARMELITASALANDANANMANAHAN,
OFTHECOURTOFAPPEALSCEBU.

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