THIRD DIVISION
G.R. No. 208350, November 14, 2016
REPUBLIC OF THE PHILIPPINES, Petitioner, v. HEIRS OF SPOUSES TOMASA ESTACIO AND EULALIO OCOL, Respondents.
D E C I S I O N
PERALTA,***J.:
Before us is a Petition for Review on Certiorari1 under Rule 45 of the Rules of Court which seeks the reversal of the Decision2 dated February 20, 2013, and Resolution3 dated July 26, 2013 of the Court of Appeals (CA) in CA-G.R. CV No. 96879. The CA affirmed the Order4 of the Regional Trial Court (RTC) in LRC Case No. N-11598 granting respondents' application for registration and confirmation of title over three (3) parcels of land located at Barangay Calzada, Taguig City with a total area of 11,380 square meters.
The factual antecedents are as follows:
chanRoblesvirtualLawlibraryOn September 19, 2008,5 respondents, Heirs of Spouses Tomasa Estacio and Eulalio Ocol filed with the RTC of Pasig City, Branch 266 an application for land registration under Presidential Decree No. 1529 (PD 1529) otherwise known as the Property Registration Decree. The application covers three (3) parcels of land described as follows: a) Lot 2 under approved survey plan Ccs-00-000258 with an area of 3,731 square meters; b) Lot 1672-A under approved subdivision plan Csd-00-001798 consisting of 1,583 square meters; c) a lot under approved survey plan Cvn-00-000194 consisting of 6,066 square meters.6 The total assessed value of the parcels of land is P288,970.007chanrobleslaw
On October 6, 2008, the RTC issued a Notice of Initial Hearing, copy furnished the Land Registration Authority (LRA). The notice was sent to the Official Gazette for publication and was served on all the adjoining owners. It was likewise posted conspicuously on each parcel of land included in the application.8 During the initial hearing on January 13, 2010, respondents, by counsel, presented the jurisdictional requirements (Exhibits "A" to "I" and their sub-markings). There being no private oppositor, an Order of General Default was issued except against the Republic of the Philippines.
At the ex-parte presentation of evidence on January 22, 2010, respondents Rosa Ocol, 72 years old, and Felipe Ocol, 70 years old, testified that they are the children of the late Tomasa Estacio and Eulalio Ocol (Exhibits "U" and "V"). They inherited the subject lots from their father and mother who died on February 1, 1949 and March 22, 1999, respectively. When Felipe Ocol was only about eight years old and Rosa was still in grade school, their parents developed and cultivated the subject lots as rice fields. In the 1940's, there were only a few houses around their house. At present, one of the lots is residential while the two remaining lots have become idle. Their parents and grandparents had been in continuous, actual and physical possession of the lots without any interruption for more than sixty five (65) years. Felipe and Rosa have been in possession of the land for more than fifty (50) years. There is n0 existing mortgage or encumbrance over the said lots.9chanrobleslaw
Respondents presented witness Antonia Marcelo who was 85 years old at the time she testified. She is the neighbor of Tomasa Estacio and Eulalio Ocol in Barangay Calzada where she has been residing for more than fifty (50) years. She testified that during her childhood days, she used to play on the subject lots and had seen the spouses Ocol cultivate the lots by planting vegetables, rice and trees.10chanrobleslaw
In support of their application, respondents presented documentary evidence which sought to establish the following:
WHEREFORE, judgment is hereby rendered thus: the title of the heirs of Tomasa Estacio and Eulalio Ocol, namely, Rosa Ocol; and Felipe Ocol, to the three (3) parcels of land above-described is hereby CONFIRMED.The RTC found that respondents were able to prove that their predecessors-in-interest possessed the subject lots from 1966 until 2002 with respect to the first lot; from 1942 to 2002, with respect to the second lot; and from 1949 to 2002 with respect to the third lot, as shown in the tax declarations. The court posited that even if the subject lots were declared as alienable and disposable public land only on January 3, 1968, respondents had already "acquired title to the land according to P.D. 1529" by virtue of the continued possession of the respondents and their predecessors-in-interest from January 3, 1968 to the present.13chanrobleslaw
Upon the finality of the judgment, let the proper Decree of Registration and Certificates of Title be issued to the applicants pursuant to Section 39 of P.D. 1529.
Let two (2) copies of this Order be furnished the Land registration Authority Administrator Benedicta B. Ulep thru Salvador L. Oriel, the Chief of the Docket Division of said Office, East Avenue, Quezon City.
SO ORDERED.12chanroblesvirtuallawlibrary
(a) | Respondents did not comply with the requirements in acquiring ownership of the subject lots by prescription because the few tax declarations of respondents failed to substantiate the requirement of open, continuous, notorious and exclusive possession of the subject lots for the required period as stated in the case of Wee vs. Republic;14 |
(b) | The evidence is insufficient to establish the nature of possession because the testimony of witness Antonia Marcelo with regard to the cultivation of the subject properties by spouses Ocol does not convincingly prove possession and enjoyment of the subject lots to the exclusion of other people; |
(c) | There was no declaration, either in the form of a law or a presidential proclamation, showing that the lots are no longer intended for public use or for the development of national wealth, or that it has been converted to patrimonial property as stated in the case of Heirs of Malabanan v. Republic.15 |
WHEREFORE, the instant appeal is DISMISSED, and the Order dated August 12, 2010, of the Regional Trial Court of Pasig City, Branch 266, in L.R.C. Case No. N-11598 (LRA Record No. N-79393) is AFFIRMED IN TOTO.In affirming the RTC Order, the CA made the following ratiocinations:ChanRoblesVirtualawlibrary
SO ORDERED.18chanroblesvirtuallawlibrary
In the case at bar, the applicants-appellees seek the confirmation of their ownership to the subject lands not based on prescription, but based on their claim that "they have been in open, continuous, exclusive and notorious possession and occupation of alienable and disposable lands of the public domain under a bonafide claim of ownership since June 12, 1945, or earlier". (Section 14[1], PD 1529). The requirement of prior declaration that the property is patrimonial property of the State, therefore, does not apply. As explained in Heirs of Malabanan, for application based on Section 14(1) of the Property Registration Decree, it is enough that the property is alienable and disposable property of the State and the applicant has been in open, continuous, exclusive, and notorious possession and occupation of the subject land under a bonafide claim of ownership from June 12, 1945 or earlier. Both of these requirements are present in this case.19chanroblesvirtuallawlibraryA motion for reconsideration was filed by the petitioner but the same was denied by the CA on July 26, 2013.
On the first ground, petitioner states that respondents failed to present a copy of the original certification, approved by the DENR Secretary and certified as a true copy by the legal custodian, which would support respondents' claim that the subject lands are alienable and disposable. The certification of Senior Forest Management Specialist Corazon D. Calamno and Chief of the Forest Utilization and Law Enforcement Division of the DENR should not be treated as sufficient compliance with the requirements of the law because she was not presented during trial to testify on the contents of the certification.
- THE RECORD IS BEREFT OF PROOF THAT THE SUBJECT PROPERTIES HAD BEEN CLASSIFIED AS ALIENABLE AND DISPOSABLE;
- THE RECORD IS BEREFT OF PROOF THAT RESPONDENTS HAVE BEEN IN OPEN, CONTINUOUS, EXCLUSIVE AND NOTORIOUS POSSESSION Of THE SUBJECT LOTS UNDER A BONA FIDE CLAIM OF OWNERSHIP SINCE JUNE 12, 1945, OR EARLIER;
- ALTERNATIVELY, RESPONDENTS CANNOT INVOKE PRESCRIPTION UNDER SECTION 14(2) OF PRESIDENTIAL DECREE NO. 1529. THE SUBJECT LOTS HAVE NOT BEEN CONVERTED INTO PATRIMONIAL PROPERTY OF THE STATE.20
(a) | Respondents did not explain how the properties were acquired. The only explanation as to the acquisition of Lot 1672-A was that it was first acquired from a certain Gregorio, without even mentioning the date of acquisition as well as any document evidencing the same.21 |
(b) | It was unusual for respondents' parents to possess and occupy three (3) parcels of land that are not contiguous to one another; |
(c) | Respondents were able to present a tax receipt only for the year 2009; |
(d) | In terms of improvements, respondents did not go to the extent of specifying whether fences were erected on the lots. While they claim that crops were planted, it did not appear that they exclusively and continuously enjoyed the possession of the lots; |
(e) | While respondents consistently affirm the development of the lots as ricefields, they failed to consider the fact that the second lot, Lot 1672-A, is a residential land as stated on the tax declaration of the land. |
SEC. 14. Who may apply. - The following persons may file in the proper Court of First Instance an application for registration of title to land, whether personally or through their duly authorized representatives:In the Order of the RTC granting the registration of the subject lots, it was stated that respondents had "acquired title to the land according to P.D. 1529" by virtue of the continued possession of the respondents and their predecessors-in-interest from January 3, 1968 to present. On motion for reconsideration, however, the court added that respondents are not just entitled to a grant of their application under Section 14(2) of the P.D. 1529, but also under Section 14(1) of the same law because respondents had proven that their predecessors-in-interest were in possession of the subject lots earlier than 1945. The CA explained, however, that the confirmation of the ownership to the subject lots is not based on prescription, but on Section 14 (1), since it was established that the lots are alienable and disposable, and the applicants are in continuous possession thereof since June 12, 1945 or earlier.
chanRoblesvirtualLawlibrary(1) Those who by themselves or through their predecessors-in-interest have been in 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.
(2) Those who have acquired ownership of private lands by prescription under the provision of existing laws.xxx
Section 14(1) mandates registration on the basis of possession, while Section 14(2) entitles registration on the basis of prescription. Registration under Section 14(1) is extended under the aegis of the Property Registration Decree and the Public Land Act while registration under Section 14(2) is made available both by the Property Registration Decree and the Civil Code.27chanroblesvirtuallawlibraryRegistration under Section 14(1) of P.D. No. 1529 is based on possession and occupation of the alienable and disposable land of the public domain since June 12, 1945 or earlier, without regard to whether the land was susceptible to private ownership at that time. The applicant needs only to show that the land had already been declared alienable and disposable at any time prior to the filing of the application for registration.28chanrobleslaw
This is to certify that the tract of land as shown and described at the reverse side hereof xxx as surveyed by Geodetic Engineer Jose S. Agres, Jr. for Tomasa Vda de Ocol is verified to be within the Alienable and Disposable Land, under Project No. 27-B of Taguig City as per LC Map 2623, approved on January 3, 1968.33chanroblesvirtuallawlibraryHowever, the certifications presented by the respondents are insufficient to prove that the subject properties are alienable and disposable. We reiterate the standing doctrine that land of the public domain, to be the subject of appropriation, must be declared alienable and disposable either by the President or the Secretary of the DENR. Applicants must present a copy of the original classification approved by the DENR Secretary and certified as true copy by the legal custodian of the records. In Republic of the Philippines v. T.A.N. Properties, Inc.,34 this Court explicitly ruled:ChanRoblesVirtualawlibrary
Further, it is not enough for the PENRO or CENRO35 to certify that a land is alienable and disposable. The applicant for land registration must prove that the DENR Secretary had approved the land classification and released the land of the public domain as alienable and disposable, and that the land subject of the application for registration falls within the approved area per verification through survey by the PENRO or CENRO. In addition, the applicant for land registration must present a copy of the original classification approved by the DENR Secretary and certified as a true copy by the legal custodian of the official records. These facts must be established to prove that the land is alienable and disposable. Respondent failed to do so because the certifications presented by respondent do not, by themselves, prove that the land is alienable and disposable.36chanroblesvirtuallawlibraryIn Republic v. Bantigue Point Development Corporation,37 this Court deemed it appropriate to reiterate the ruling in T.A.N. Properties, viz.:ChanRoblesVirtualawlibrary
The Regalian doctrine dictates that all lands of the public domain belong to the State. The applicant for land registration has the burden of overcoming the presumption of State ownership by establishing through incontrovertible evidence that the land sought to be registered is alienable or disposable based on a positive act of the government. We held in Republic v. T.A.N. Properties, Inc. that a CENRO certification is insufficient to prove the alienable and disposable character of the land sought to be registered. The applicant must also show sufficient proof that the DENR Secretary has approved the land classification and released the land in question as alienable and disposable.Similarly, in Republic v. Cortez,39 this Court declared that:ChanRoblesVirtualawlibrary
Thus, the present rule is that an application for original registration must be accompanied by (1) a CENRO or PENRO Certification; and (2) a copy of the original classification approved by the DENR Secretary and certified as a true copy by the legal custodian of the official records.
Here, respondent Corporation only presented a CENRO certification in support of its application. Clearly, this falls short of the requirements for original registration.38chanroblesvirtuallawlibrary
xxx. To prove that the subject property forms part of the alienable and disposable lands of the public domain, Cortez adduced in evidence a survey plan Csd-00-000633 (conversion-subdivision plan of Lot 2697, MCadm 594-D, Pateros Cadastral Mapping) prepared by Geodetic Engineer Oscar B. Fernandez and dertified by the Lands Management Bureau of the DENR. The said survey plan contained the following annotation:ChanRoblesVirtualawlibraryClearly, the aforestated doctrine unavoidably means that the mere certification issued by the DENR does not suffice to support the application for registration, because the applicant must also submit a copy of the original classification of the land as alienable and disposable as approved by the DENR Secretary and certified as a true copy by the legal custodian of the official records.42chanrobleslawThis survey is inside L.C. Map No. 2623, Project No. 29, classified as cuienable & disposable by the Bureau of Forest Development on Jan. 3, 1968.However, Cortez' reliance on the foregoing annotation in the survey plan is amiss; it ciloes not constitute incontrovertible evidence to overcome the presumption that the subject property remains part of the inalienable public domain. In Republic of the Philippines v. Tri-Plus Corporation,40 the Court clarified that, the applicant must at the very least submit a certification froi:n the proper government agency stating that the parcel of land subject of he application for registration is indeed alienable and disposable, viz.:ChanRoblesVirtualawlibraryIt must be stressed that incontrovertible evidence must be presented to establish that the land subject of the application is alie table or disposable.
In the present case, the only evidence to prove the character of the subject lands as required by law is the notation appearinin the Advance Plan stating in effect that the said properties are alienable and disposable. However, this is hardly the kind of proof required by law. To prove that the land subject of an application for registration is alienable, an appficant must establish the existence of a positive act of the government such as a presidential proclamation or an executive order, an administrative action, investigation reports of Bureau of Lands investigators, andla legislative act or statute. The applicant may also secure certification from the Government that the lands applied: for are alienable and disposable. In the case at bar, while the Advance Plan bearing the notation was certified by the Lands Management Services of the DENR, the cert fication refers only to the technical correctness of the survey plotted in the said plan and has nothing to do wh tsoever with the nature and character of the property surveyed. Respondents failed to submit a certification fromithe proper government agency to prove that the lands subject for registration are indeed alienable and disposable.41chanroblesvirtuallawlibrary
It bears stressing that petitioner presented only five tax declarations (for the years 1957, 1961, 1967, 1980 and 1985) for a claimed possession and occupation of more than 45 years (1945-1993). This type of intermittent and sporadic assertion of alleged ownership does not prove open, continuous, exclusive and notorious possession and occupation. In any event, in the absence of other competent evidence, tax declarations do not conclusively establish either possession or declarant's right to registration of title.48chanroblesvirtuallawlibraryMoreover, this Court emphasizes that respondents paid the taxes due on the parcels of land subject of the application only in 2009, a year after the filing of the application. There is no showing of any tax payments before 2009. This Court held in the case of Tan, et al. vs. Republic:49
Tax declarations per se do not qualify as competent evidence of actual possession for purposes of prescription. More so, if the payment of the taxes due on the property is episodic, irregular and random such as in this case. Indeed, how can the petitioners claim of possession for the entire prescriptive period be ascribed any ounce of credibility when taxes were paid only on eleven (11) occasions within the 40-year period from 1961 to 2001?50chanroblesvirtuallawlibraryFrom the foregoing, this Court doubts the respondents' claim that their predecessors-in-interest have been in continuous, exclusive, and adverse possession and occupation thereof in the concept of owners from June 12, 1945, or earlier. The evidence presented by the respondents does not prove title thru possession and occupation of public land under Section 14(1) of P.D. 1529.
On this basis, respondent would have been eligible for application for registration because his claim of ownership and possession over the subject property even exceeds thirty (30) years. However, it is jurisprudentially clear that the thirty (30)-year period of prescription for purposes of acqmring ownership and registration of public land under Section 14 (2) of P.D. No. 1529 only begins from the moment the State expressly declares that the public dominion property is no longer intended for public service or the development of the national wealth or that the property has been converted into patrimonial. xxxIn this case, there is no evidence showing that the parcels of land in question were within an area expressly declared by law either to be the patrimonial property of the State, or to be no longer intended for public service or the development of the national wealth.
Endnotes:
* Designated Additional Member in lieu of Associate Justice Francis H. Jardeleza, per Raffle dated September 22, 2014.
*** Acting Chairperson per Special Order No. 2395 dated October 19, 2016.
1Rollo, pp. 7-26.
2 Penned by Associate Justice Ramon M. Bato, Jr., with Associate Justices Andres B. Reyes, Jr. and Rodil V. Zalameda, concurring; id. at 28-41.
3Id. at 42-43.
4Rollo, pp. 44-49.
5Id. at 29.
6Id. at 44-46.
7Id. at 29.
8Id. at 30.
9Id. at 47.
10Id.
11Id. at 46-47.
12Id. at 48-49.
13Id. at 48.
14 622 Phil. 944 (2009).
15 605 Phil. 244 (2009).
16Supra note 14.
17Supra note 15.
18Rollo, p. 40.
19Id. at 39-40.
20Id. at 11.
21Id. at 17.
22Id. at 57-60.
23Id. at 75-80.
24Id. at 76.
25cralawred Republic v. Medida, 692 Phil. 454, 463 (2012).
26Supra note 15.
27Supra note 15, at 206.
28Republic v. Zurbaran Realty and Development Corp., G.R. No. 164408, March 24, 2014, 719 SCRA 601, 612.
29Id. at 612-613.
30 Sec. 48(b) of the Public Land Act, as amended by P.D. No. 1073, provides that: Sec. 48. The following described citizens of the Philippines, occupying lands of the public domain or claiming to own any such lands or an interest therein, but whose titles have not been perfected or completed, may apply to the Court of First Instance of the province where the land is located for confirmation of their claims and the issuance of a certificate of title therefor, under the Land Registration Act, to wit:
chanRoblesvirtualLawlibraryxxx
(b) Those who by themselves or through their predecessors-in-interest have been in open, continuous, exclusive, and notorious possession and occupation of alienable and disposable lands of the public domain, under a bona fide claim of acquisition or ownership, since June 12, 1945, or earlier, immediately preceding the filing of the application for confirmation of title except when prevented by war or force majeure. These shall be conclusively presumed to have performed all the conditions essential to a Government grant and shall be entitled to a certificate of title under the provisions of this chapter.
31Republic v. De la Paz, et al., 649 Phil. 106, 119-120 (2010).
32Rollo, p. 35.
33Id. at 35-36.
34 578 Phil. 441 (2008).
35 Certificate of Community Environment and Natural Resources Office (CENRO) and Provincial Environmental and Natural Resources Office (PENRO).
36Republic v. T.A.N. Properties, Inc., supra note 34, at 452-453. (Emphasis ours)
37 684 Phil. 192 (2012).
38Republic v. Bantigue Point Development Corporation, supra, at 205-206. (Emphasis in the original).
39 G.R. No. 186639, February 5, 2014, 715 SCRA 417.
40 534 Phil. 181 (2006).
41Supra note 39, at 427-428. (Emphasis ours)
42Republic v. Rosario de Guzman Vda. de Joson, G.R. No. 163767, March 10, 2014, 718 SCRA 229, 243.
43Republic v. Remman Enterprises, Inc., G.R. No. 199310, February 19, 2014, 717 SCRA 171, 188.
44Republic v. Alconaba, 471 Phil. 607, 622 (2004).
45Republic v. T.A.N. Properties, Inc., supra note 34, at 457-458.
46Republic v. Alconaba, supra note 44, at 620.
47Supra note 14.
48Id. at 956. (Emphasis ours)
49 G.R. No. 193443, April 16, 2012, 669 SCRA 499.
50Tan, et al. v. Republic, supra, at 509. (Emphasis ours)
51Rollo, pp. 57-60.
52Republic v. Zurbaran Realty and Development Corporation, supra note 28, at 603.
53Supra note 15.
54Republic v. Cortez, supra note 39, at 431-432.
55 659 Phil. 578, 589 (2011).