Land Titles and Deeds Case Digest Compilation
Land Titles and Deeds Case Digest Compilation
Issue:
REPUBLIC V CA
Whether a forged instrument may become the root
of a valid title in the hands of an innocent purchaser
for value, even if the true owner thereof has been in Sandoval v CA
possession of the genuine title, which is valid and has
not been cancelled. FACTS: This is another dispute over land ownership.
The subject property is a parcel of land on which a
Held: five-door apartment building stands, located at No.
88 Halcon Street, Quezon City, for which a TCT was
Yes. The established rule is that a forged deed is
issued in the name of private respondent Lorenzo
generally null and cannot convey title, the exception
Tan, Jr. In October 1984, Tan was asked to present
thereto, pursuant to Section 55 of the Land
his owner’s copy of the TCT to the RD of QC in
Registration Act, denotes the registration of titles
connection with an adverse claim. He explained
from the forger to the innocent purchaser for value.
however that he was still looking for his copy of the
Thus, the qualifying point here is that there must be
TCT. A month after, he discovered that the adverse
a complete chain of registered titles. This means that
claim of one Godofredo Valmeo had been annotated
all the transfers starting from the original rightful
on his title. Apparently, a Lorenzo Tan, Jr., obviously
owner to the innocent holder for value – and that
an impostor, had mortgaged the property to Valmeo
includes the transfer to the forger – must be duly
to secure a loan. Thereafter, the real Tan sued for the
registered, and the title must be properly issued to
cancellation of the annotation of mortgage and
the transferee. Contrary to what the Abalons would
damages against Almeda and Valmeo. In 1985, Tan
like to impress on us, Fule and Torres do not present
met with petitioner Juan Sandoval who claimed to be
clashing views. In Fule, the original owner
the new owner of the site of the property. It was
relinquished physical possession of her title and thus
discovered that as early as September 1984,
enabled the perpetrator to commit the fraud, which
someone purporting to be Tan sod the property to
resulted in the cancellation of her title and the
Almeda in a Deed of Sale of Registered Land with
issuance of a new one. The forged instrument
Pacto de Retro. Said person also apparently executed
eventually became the root of a valid title in the
a waiver in favor of Almeda, which caused the
hands of an innocent purchaser for value. The new
cancellation of the TCT in Tan’s name and its issuance
title under the name of the forger was registered and
in Almeda’s. Later on, Almeda sold the property to
relied upon by the innocent purchaser for value.
petitioner for Php230, 000; a TCT was issued in
Hence, it was clear that there was a complete chain
Sandoval’s name
of registered titles.
Tan alleged that petitioner had prior knowledge of
In the instant case, there is no evidence that the
the legal flaws, which tainted Almeda’s title.
chain of registered titles was broken in the case of
Petitioner countered that he was a purchaser in good
the Andals. Neither were they proven to have
faith and for valuable consideration. He bought the
knowledge of anything that would make them
land through real estate brokers whom he contacted
suspicious of the nature of Rellama’s ownership over
after seeing the property advertised in an issue of the
the subject parcel of land. Hence, we sustain the
Manila Bulletin. Upon guarantees of the brokers and
CA’s ruling that the Andals were buyers in good faith.
his lawyer’s go-signal, he proceeded to purchase the
land, and paid in two installments. ISSUE: W/N alerted Sandoval of the questionability of Almeda’s
petitioner Sandoval is a purchaser in good faith, title. Thus, he is deemed to have actual notice of the
hence, shouldn’t be held accountable for the fraud defects in Almeda’s title, which is contrary to his
committed against respondent Tan. RULING: NO, he claim of good faith. Lastly, the certification on the
wasn’t. True, a forged deed can be the basis of a valid deed that the property was not tenanted was untrue.
title, but only if the certificate of title has already As parties interested in the transaction, they should
been transferred from the true owner’s name not have permitted such falsehood to taint the
indicated by the forger and while it remained as instrument. Sandoval, however, must be paid back
such, the land was subsequently sold to an innocent by Almeda the sum of Php230, 000.
purchaser. Unquestionably, the vendee had the right
to rely upon the certificate of title. It is well-settled
doctrine that one who deals with property registered
under the Torrens system need not go beyond the
same, but only has to rely on the title; he is charged
with notice only of such burdens as are annotated on
the title. This admits of an exception though: a
person dealing with registered land has a right to rely
on the Torrens certificate and dispense with the
need of inquiring further except when the party has
actual knowledge of facts and circumstances that
would impel a reasonably cautious man to make such
inquiry or when the purchaser has knowledge of a
defect or the lack of title in his vendor or of sufficient
facts to induce a reasonably prudent man to inquire
into the status of the title of the property in litigation.
This case falls under the exception. Firstly, since
Sandoval’s lawyer apparently verified with the RD, it
was inevitable for him to come across the TWO
copies of the TCT. Sandoval was thus aware in fact of
the irregularity attending the original TCT and its
derivative certificates. Secondly, Sandoval’s
testimony that he actually met with Almeda at the
latter’s residence in Mandaluyong, Metro Manila
prior to the execution of the deed of sale is found to
be unconvincing and improbable on the ground of
that the deed contained the erroneous address of
Almeda. It wasn’t likely that Sandoval could have
been mistaken about the residence of his vendor
when the transaction was an important one,
involving as it does substantial consideration.
Thirdly, the lack of consistency in his enumeration
and recollection of his alleged meetings with Almeda
warrants disbelief and inspires doubt. Fourthly, the
several but varying addresses of Almeda should have