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REPUBLIC VS. CA AND NAGUIT

G. R. No.144057 January 17, 2005Tinga, J.

FACTS:

Corazon Naguit filed a petition for registration oftitle !i"! see#s $udi"ial "onfir%ation of !er i%perfe"ttitle o&er a par"el of land in Na'as, (#lan. )t as allegedt!at Naguit and !er prede"essors*in*interest !a&eo""upied t!e land openly and in t!e "on"ept of onerit!out any o'$e"tion fro% any pri&ate person or e&ent!e go&ern%ent until s!e filed !er appli"ation forregistration. T!e +CTC rendered a de"ision "onfir%ingt!e title in t!e na%e of Naguit upon failure of Rusti"o

(ngeles to appear during trial after filing !is for%alopposition to t!e petition.

T!e oli"itor General, representing t!e Repu'li"of t!e -!ilippines, filed a %otion for re"onsideration ont!e grounds t!at t!e property !i"! is in open,"ontinuous and e"lusi&e possession %ust first 'ealiena'le. Naguit "ould not !a&e %aintained a bona fide"lai% of oners!ip sin"e t!e su'$e"t land as de"lared

as aliena'le and disposa'le only on /"to'er 15, 10.T!e aliena'le and disposa'le "!ara"ter of t!e lands!ould !a&e already 'een esta'lis!ed sin"e June 12,145 or earlier.

ISSUE:

!et!er or not it is ne"essary under e"tion 1431 of t!e -roperty Registration e"ree t!at t!esu'$e"t land 'e first "lassified as aliena'le anddisposa'le 'efore t!e appli"ant6s possessionunder a bona fide "lai% of oners!ip "ould e&enstart.

RULING:e"tion 14 31 %erely reuires t!at t!e property

soug!t to 'e registered as already aliena'le anddisposa'le at t!e ti%e t!e appli"ation for registration oftitle is filed.

T!ere are t!ree reuire%ents for registration oftitle, 31 t!at t!e su'$e"t property is aliena'le anddisposa'le8 32 t!at t!e appli"ants and t!eirprede"essor*in*interest !a&e 'een in open, "ontinuous,and e"lusi&e possession and o""upation, and8 39 t!att!e possession is under a 'ona fide "lai% of oners!ipsin"e June 12, 145.

T!ere %ust 'e a positi&e a"t of t!e go&ern%entt!roug! a statute or pro"la%ation stating t!e intention oft!e tate to a'di"ate its e"lusi&e prerogati&e o&er t!eproperty, t!us, de"laring t!e land as aliena'le anddisposa'le. :oe&er, if t!ere !as 'een none, it ispresu%ed t!at t!e go&ern%ent is still reser&ing t!e rig!tto utilize t!e property and t!e possession of t!e land no%atter !o long ould not ripen into oners!ip t!roug!a"uisiti&e pres"ription.

To follo t!e oli"itor General6s argu%ent in t!e"onstru"tion of e"tion 14 31 ould render t!e

paragrap! 1 of t!e said pro&ision inoperati&e for it ould%ean t!at all lands of pu'li" do%ain !i"! ere notde"lared as aliena'le and disposa'le 'efore June 12145 ould not 'e sus"epti'le to original registration, no%atter t!e lengt! of un"!allenged possession 'y t!eo""upant. )n effe"t, it pre"ludes t!e go&ern%ent fro%enfor"ing t!e said pro&ision as it de"ides to re"lassifylands as aliena'le and disposa'le.

T!e land in uestion as found to 'e "o"al innature, it !a&ing 'een planted it! "o"onut trees noo&er fifty years old. T!e in!erent nature of t!e land 'ut"onfir%s its "ertifi"ation in 10 as aliena'le, !en"eagri"ultural. T!ere is no i%pedi%ent to t!e appli"ation ofe"tion 14 31 of t!e -roperty Registration e"reeNaguit !ad t!e rig!t to apply for registration oing to t!e"ontinuous possession 'y !er and !er prede"essors*in*interest of t!e land sin"e 145.

:eirs of ;a"a%en & :eirs of ;aruan

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A sudden and forceful action like that of flooding is notthe alluvial process contemplated in Art. 457. Theaccumulation of the soil deposits must be slow andhardly imperceptible in order for the riparian owner toacquire ownership thereof. Also, the land where theaccretion takes place is adacent to the banks of therivers !or the sea coast".

FACTS

+analo a"uired 2 lots !i"! ere originally oned 'yJudge Ta""ad fro% 2 different people 3t!e latter6sdaug!ter and fro% an earlier pur"!aser. T!ese lotsere later "onsolidated into ;ot 907, a total of 10.45!e"tares. T!e lot as 'eside t!e Cagayan Ri&er, !i"!,due to flooding, ould pla"e a portion of t!e landunderater during t!e rainy season 3epte%'er toe"e%'er. /n sunny days, !oe&er, t!e land ould 'edried up for t!e entire dry season 3January to (ugust.!en a sur&ey of t!e land as "ondu"ted on a rainy%ont!, a portion of t!e land t!at +analo 'oug!t ast!en underater and as t!us left unsur&eyed ande"luded fro% ;ot 907.

T!e 'ig pi"ture is t!is> Cagayan Ri&er running fro%sout! to nort!, for#s at a "ertain point to for% to'ra"!es 3estern and eastern and t!en unites at t!eot!er end, furt!er nort!, to for% a narroer strip of land.T!e eastern 'ran"! of t!e ri&er "uts t!roug! ;ot 907,and is flooded during t!e rainy season. T!e unsur&eyedportion, on t!e ot!er !and, is t!e 'ed of t!e eastern'ran"!. Note t!at t!e for# eists only during t!e rainyseason !ile t!e AislandBelongated strip of land for%edin t!e %iddle of t!e for#s 'e"o%es dry and perfe"t for"ulti&ation !en t!e Cagayan ri&er is at its ordinarydept!. T!e strip of land in t!e %iddle of t!e for# totaled

22.7 !e"tares and as la'eled ;ot 21*22. ;ot 21 isdire"tly opposite ;ot 907 and is separated 'y t!e eastern'ran"! of t!e ri&er6s for#.

+analo "lai%s t!at ;ot 21 'elongs to !i% 'y ay ofa""retion to t!e su'%erged portion of t!e land to !i"! itis ad$a"ent. -etitioners 3?inalay, et al !o possess t!e;ot 21, on t!e ot!er !and, insist t!at t!ey on it. T!eyo""upy t!e ot!er edges of t!e lot along t!e ri&er 'an#3i.e. t!e fertile portions on !i"! t!ey plant to'a""o andot!er agri"ultural produ"ts and also "ulti&ate t!eestern strip during t!e su%%er.

+analo filed 2 "ases for for"i'le entry !i"! ere 'ot!dis%issed. ;ater on, !e filed a "o%plaint for uieting oftitle, possession, and da%ages against petitioner. T!etrial "ourt and t!e C( ruled in fa&or of +analo, sayingt!at ;ot 21 and ;ot 907 "annot 'e "onsidered separateand distin"t fro% ea"! ot!er. T!ey reasoned t!at !ent!e land dries up for t!e %ost part of t!e year, t!e toare "onne"ted. DNote> T!e C( applied t!e ruling in Go&6tof t!e -!il )slands &s. Colegio de an Jose, !i"! asa"tually inappropriate 'e"ause t!e su'$e"t %atter in t!is"ase as a la#e so t!at t!e definition of a A'edB asdifferent.E

ISSUE:

!et!er or not +analo ons ;ot 21 'y ay ofa""retion

RULING: No.

T!e disputed property is not an a""retion. )t is t!e a"tionof t!e !ea&y rains t!at "ause t!e !ig!est ordinary le&elof aters of t!e Cagayan Ri&er during t!e rainy season.T!e depressed portion is a ri&er 'ed and is t!us"onsidered property of pu'li" do%ain.

T!e C o'ser&ed t!e folloing>

a T!e pi"tures identified 'y +analo during !is dire"tea%ination depi"t t!e depressed portion as a ri&er 'edT!e dried up portion !ad di#e*li#e slopes 3around % on'ot! sides "onne"ting it to ;ot 907 and ;ot 21 t!at are&erti"al and &ery pro%inent.

' T!e eastern 'ed already eisted e&en 'efore +analo'oug!t t!e land. )t as "alled ARio +uerte de Cagayan.B

" +analo "ould not !a&e a"uire oners!ip of t!e land'e"ause arti"le 420 of t!e "i&il "ode states t!at ri&ers areproperty of pu'li" do%inion. T!e ord Ari&erB in"ludest!e running aters, t!e 'ed, and t!e 'an#s. DT!e sellerne&er a"tually oned t!at part of t!e land sin"e it aspu'li" propertyE

d T!e su'%erged area 322.72 !a is ti"e t!e area oft!e land !e a"tually 'oug!t. )t is diffi"ult to suppose t!atsu"! a siza'le area "ould !a&e 'een 'roug!t a'out 'ya""retion.

+ore i%portantly, t!e reuisites of a""retion in arti"le457 ere not satisfied. T!ese are> 1 t!at t!e depositionof t!e soil or sedi%ent 'e gradual and i%per"epti'le8 2t!at it 'e t!e result of t!e a"tion of t!e aters of t!e ri&er3or sea8 and 9 t!e land !ere t!e a""retion ta#es pla"eis ad$a"ent to t!e 'an#s of t!e ri&ers 3or t!e sea "oast.T!e a""retion s!ould6&e 'een atta"!ed to ;ot 907 for+analo to a"uire its oners!ip. ?FT, t!e "lai%eda""retion lies on t!e 'an# of t!e ri&er8 not ad$a"ent to ;ot907 'ut dire"tly opposite it a"ross t!e ri&er. (side fro%t!at, t!e di#e*li#e slopes !i"! ere &ery steep %ay only'e for%ed 'y a sudden and for"eful a"tion li#e flooding.T!e steep slopes "ould not !a&e 'een for%ed 'y t!e

ri&er in a slo and gradual %anner.REPUBLIC v. COURT OF APPEALS

GR Nos. 1092, 10527< No&e%'er 25, 1

FACTS:

/n June 22, 157, R( 1 as appro&edgranting aut!ority to all %uni"ipalities and "!artered"ities to underta#e and "arry out at t!eir on epenset!e re"la%ation 'y dredging, filling, or ot!er %eans, ofany fores!ore lands 'ordering t!e%, and to esta'lis!pro&ide, "onstru"t, %aintain and repair proper andadeuate do"#ing and !ar'or fa"ilities as su"!

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%uni"ipalities and "!artered "ities %ay deter%ine in"onsultation it! t!e e"retary of =inan"e and t!ee"retary of -u'li" or#s and Co%%uni"ations.

-ursuant to t!e said la, /rdinan"e No. 121 as passed'y t!e "ity of -asay for t!e re"la%ation of fores!orelands it!in t!eir $urisdi"tion and entered into anagree%ent it! Repu'li" Real @state Corporation for t!esaid pro$e"t.

Repu'li" uestioned t!e agree%ent. )t "ontended,a%ong ot!ers, t!at t!e agree%ent 'eteen RR@C andt!e City of -asay as &oid for t!e o'$e"t of t!e "ontra"tis outside t!e "o%%er"e of %an, it 'eing a fores!oreland.

-asay City and RR@C "ountered t!at t!e o'$e"tin uestion is it!in t!e "o%%er"e of %an 'e"ause R(1 gi&es a 'roader %eaning on t!e ter% Afores!orelandB t!an t!at in t!e definition pro&ided 'y t!edi"tionary.

RTC rendered $udg%ent in fa&our of -asay City andRR@C, and t!e de"ision as affir%ed 'y t!e C( it!

%odifi"ations.

ISSUE:

!et!er or not t!e ter% Afores!ore landB in"ludes t!esu'%erged area.

. !et!er or not Afores!ore landB and t!e re"lai%ed areais it!in t!e "o%%er"e of %an.

HELD:

T!e Court ruled t!at it is erroneous andunsustaina'le to up!old t!e opinion of t!e respondent"ourt t!at t!e ter% Afores!ore landB in"ludes t!esu'%erged areas. To repeat, t!e ter% Hfores!ore landsH

refers to>The strip of land that lies between the high and lowwater marks and that is alternately wet and dryaccording to the flow of the tide.

A strip of land margining a body of water !as a lake orstream"# the part of a seashore between the low$waterline usually at the seaward margin of a low$tide terraceand the upper limit of wave wash at high tide usuallymarked by a beach scarp or berm. 3e'sterIs T!ird Ne)nternational i"tionaryT!e duty of t!e "ourt is to interpret t!e ena'ling ("t, R(1. )n so doing, e "annot 'roaden its %eaning8 %u"!less iden t!e "o&erage t!ereof. )f t!e intention ofCongress ere to in"lude su'%erged areas, it s!ould!a&epro&ided epressly. T!at Congress did not sopro&ide "ould only signify t!e e"lusion of su'%ergedareas fro% t!e ter% Afores!ore lands.B)t 'ears stressing t!at t!e su'$e"t %atter of -asay City/rdinan"e No. 121, as a%ended 'y /rdinan"e No. 15,and t!e (gree%ent under atta"#, !a&e 'een found to 'eoutside t!e intend%ent and s"ope of R( 1, andt!ereforeultra viresand null and &oid.;and Titles (nd eeds Case igest> ire"tor /f ;ands

. )(C 31

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%irector of &ands v. Abairo, '( )*+A 4)R@CT/R /= ;(N &s. (?()R/, 0 CR(422317=(CT> -etitioner "ontended t!at C=) of )sa'ela s!ould!a&e dis%issed t!e appli"ation for registration 'ased onan i%perfe"t or in"o%plete title 'e"ause it !as no

$urisdi"tion o&er it inas%u"! as it as filed on +ar"! 1,171, t!at is, after e"e%'er 91, 1 (ll lands are a"uired fro%the Government, eit!er

'y pur"!ase or 'ygrant.

@KC@-T)/N> ;ands under pri&ateownership sin"eti%e i%%e%orial.

Application for de"ree ofregistration is a"ondition pre"edent to a"uisition of title. Non*

"o%plian"e gi&esrise to %ere possessory rig!t.

(n alien "annotacquire title to lands of t!e

pu'li"domain by prescription.

=(CT>

/! C!o, a C!inese "itizen, pur"!ased fro% t!e;agda%eos a par"el of land in Taya'as, !i"! t!eyopenly, "ontinuously and ad&ersely possessed sin"e10. /n January 17, 140, /! C!o applied

forregistrationof t!is land. T!e oli"itor Generalopposed on t!e ground t!at /! C!o la"#ed title to saidland and also 'e"ause !e as an alien.

)F@s>

!et!er or not /! C!o !ad title

!et!er or not /! C!o is entitled to a de"ree

ofregistration

:@;>

/! C!o failed to s!o t!at !e !as title to t!e lot, !i"!

%ay 'e "onfir%ed underthe Land Registration("t.

(ll lands t!at ere not a"uired fro%t!e Go&ern%ent,eit!er 'y pur"!ase or 'ygrant,belong to t!e pu'li"do%ain. (n e"eption to t!e rule ould 'e any land t!ats!ould !a&e 'een in t!e possession of an o""upant andof !is prede"essors in interest sin"e ti%e i%%e%orial,for su"! possession ould $ustify t!e presu%ption

t!att!e land!ad ne&er 'een part of t!e pu'li" do%ain ort!at it !ad 'een a pri&ate property e&en 'efore t!epanis! "onuest.

T!e appli"ant does not "o%e under t!e e"eption, fort!e earliest possession of t!e lot 'y !is first prede"essorin interest 'egan in 10.

Fnder t!e -u'li" ;and ("t, /! C!o is not entitled to a

de"ree ofregistrationof t!e lot, 'e"ause !e is an aliendisualified fro% a"uiring lands of t!e pu'li" do%ain.

/! C!oIs prede"essors in interest ould !a&e 'een

entitled toa de"ree ofregistration!ad t!ey applied fort!e sa%e.The application for t!eregistrationoft!e

landas a "ondition pre"edent, !i"! as not "o%pliedit! 'y t!e ;ag%eos. :en"e, t!e %ost t!ey !ad as%ere possessory rig!t, not title. T!is possessory rig!tas !at as transferred to /! C!o, 'ut sin"e t!e latteris an alien, t!e possessory rig!t "ould ne&er ripen

tooners!ip'ypres"ription. (s an alien, /! C!o isdisualified fro% a"uiring title o&er pu'li" land

'ypres"ription.

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