Concepcion, C.J., Castro, Fernando, Barredo, Antonio and Esguerra, JJ., concur. That unless an adverse claim is annotated on the aforedescribed Transfer Certificate of Title, the heirs of _____ are in danger of being defrauded and deprived of their just and valid right over the aforedescribed parcel of land and, as such, I am executing this Affidavit in support of my request for the annotation of an adverse claim over … The deed of sale, executed and signed by Tito Oriendo as vendor and defendant-appellee Igmedio Maderazo as vendee, was notarized on August 30, 1954 by the municipal judge of Boac and stipulates: This DEED, made and executed by and between EGMIDIO MADERAZO, 48 years of age, a citizen of the Philippines, married (to) Cresenciana Oriendo with residence and postal address at Bo. Adverse possession is a legal principle that grants a person ownership of land owned by someone else if the person meets certain requirements. (Pp. > An adverse claim of ownership over a parcel of land registered under the Torrens system based on prescription and adverse possession cannot be registered as an adverse claim—no title to registered land in derogation of the title of the registered owner shall be acquired by prescription or adverse possession. Section 13 (2) (a) of the 1957 Act, provides that this period is 12 years from the time of accrual of such right. On the contrary, the claim of plaintiff-appellant that her nine-hectare parcel of land is within the Municipality of Mogpog and not within the Municipality of Boac, remains uncontroverted and is confirmed by her tax declaration Nos. The law governing adverse possession in the Philippines states that if you possess a parcel of land for a period of time, you own it. Commissioner of the Court, TEODORO LAGUSTIN 8431 (p. 43, rec. "A" or Annex "C", p. 33, rec.). (2) DECLARING PLAINTIFF-APPELLANT IGNACIA NEGRETE AS OWNER OF THE LAND OF ABOUT NINE (9) HECTARES DESCRIBED IN HER COMPLAINT, AND. 8431 (which included the four hectares in dispute) since 1945, exercising acts of possession clearing the land and planting rice therein) until January 7, 1956, when defendant unlawfully entered the land and began cultivating it. Republic of the PhilippinesSUPREME COURTManila. By favoring the adverse possessor over the true … Adverse claim. In the absence of a just title or good faith, ownership of immovables can be acquired by extraordinary prescription thru an uninterrupted adverse possession of thirty (30) years (Art. In the case at bar, unlike Juan and Sotera Cano, there is no showing that Tito Oriendo erroneously believed in good faith that the disputed parcel of land of about nine (9) hectares belonging to the plaintiff-appellant is included in the deed of sale executed by him in favor of Igmedio Maderazo which sale covers only an area of 3,700 square meters, less than half a hectare. The law that addresses your situation is Article 1137 of the New Civil Code of the Philippines, which states: “Article 1137. Defendant, Igmedio Maderazo, having proved by preponderance of evidence that he was in the material and physical possession of the land for more than one year immediately preceding the filing of the action on July 28, 1956, he has now the security that entitles him to stay in the property until he is lawfully ejected by a person having a better right by either accion publiciana or accion reivindicatoria. Adverse possession or squatter's rights allows title to real property to be acquired without compensation, by holding the property in a manner that conflicts with the true owner's rights for a specified time. IN VIEW OF THE FOREGOING, this Court finds that the defendant has not unlawfully entered the land in dispute on January 7, 1956 as alleged by the plaintiffs, he being in the material and physical possession of the said land prior to the date of the incident. However, in the Philippines, this … A deed of sale, to constitute a just title and to generate good faith for the ordinary acquisitive prescription of ten (10) years, should refer to the same parcel of land, which is adversely possessed. The only question to be resolved now is: Did the defendant through force, strategy and stealth, unlawfully enter(ed) this land on January 7, 1956, thereby depriving the plaintiffs of its lawful possession? As a consequence, Asuncion Fuentebella took possession of said pasture land, built a house and introduced other improvements thereon. It was not signed by Teodoro Lagustin, the alleged commissioner of the plaintiff. Right of possession or jus possessions—possession de jure; independent of ownership The material on this site can not be reproduced, distributed, transmitted, cached or otherwise used, except with prior written permission of Multiply. § 6-5-200. 26, 29, rec.). Restituto J. Opis for defendants-appellants. Defendant-appellee Igmedio Maderazo himself conceded before the municipal court of Mogpog that the land he is cultivating, which is subject matter of the forcible entry suit, is in Puting Buhangin; although he alleges that it is different from the land claimed by the plaintiff-appellant (p. 43, rec.). 1 Bernardo et al., vs. Bernardo, 96 Phil. 11. Where a party has perfected an adverse possession claim prior to the governmental entity's acquisition of the property, the cause of action as to ownership is not barred. However, if adverse possession is abandoned after the expiry of the limitation period, the true owner’s title has been extinguished. In his answer dated April 11, 1967 defendant-appellee averred that since liberation, he had been in possession of the northern portion of the questioned parcel of land and cultivated and introduced improvements on the same consisting of coconut trees and "boxes of rice paddies"; that, asserting ownership over the said northern portion and prohibiting anyone from cultivating the same, he specifically denies threatening the plaintiff or anyone else with physical harm; that he bought for P150.00 on August 30, 1954 the northern portion of about 3,700 square meters (Exhibit "A" states "the southern half (½) portion") which is now covered by tax declaration No. and therefore of great potential value. The nullity of the greater part of her title is not sufficient argument to prove that she knew of the defect in her mode of acquisition of a tract of land as belonging to Juan and Sotera Cano, when it is now demonstrated in this case that neither Sotera, nor Juan Cano, nor even their father Felipe Cano, had at any time possessed it, but another tract in the neighborhood, possession whereof might easy have caused error on the part of the purchaser. defendant-appellee from making any improvement thereon, but defendant-appellee threatened her and her representatives with bodily harm; and that she suffered damages in the amount of P6,000.00, by virtue of which she prayed for judgment declaring her to be the lawful owner of the land and for damages in the amount of P6,000.00 as well as costs (Annex "A", pp. It is therefore patent that the land sold by Tito Oriendo to the late Igmedio Maderazo is distinct from the land of plaintiff-appellant Ignacia Negrete as to location, boundaries and area. 51), alleging among others that on January 7, 1956, said defendant-appellee, through strategy, force, intimidation, and stealth unlawfully entered the northern portion of said parcel of land, said northern portion comprising an area of about four hectares. There was an ocular inspection made by the Chief of Police of Mogpog when the same land was litigated there. The only issue here to be resolved is whether or not the cause of action is barred by the statute of limitation and whether or not the plaintiff is guilty of laches for not having instituted her action within 10 years from the date the defendant acquired the property by deed of sale. x x x The witnesses for the defendant-appellee testified that indeed Modesto Palali's predecessors-in … Title to land is acquired by adverse possession as a result of the lapse of the Statute of Limitations for Ejectment, which bars the commencement of a lawsuit by the true owner to recover possession of the land. After the trial, the municipal court rendered a decision dated September 15, 1956 in favor of defendant-appellee after finding that: There is no dispute as to the identity of the land alleged to have been unlawfully entered by the defendant. 1155, Civil Code of the Philippines), the claim of defendant-appellee is untenable. Dinapulan, Boac, Marinduque, now and hereafter referred to as the VENDOR. What is the governing adverse possession in the Philippines? To repeat, the land of plaintiff-appellant is about nine (9) hectares and located in Sitio Puting Buhangin, Mogpog. Commissioner for Defendant. Why don't libraries smell like bookstores? When did organ music become associated with baseball? As above reproduced, the said report appears to have been signed by only two commissioners, namely, Constancio Marte and Igmedio Maderazo. Right to possession or jus possidendi—possession de facto; incident of ownership2. found out that the attached Sketch is the land in questioned as the plaintiff declared in the person of Miguel Malapit; and on the other hand the defendant and at the same time commissioner Igmedio Maderazo declared that the names stated in the said sketch are the persons in possession of each parcel with the approximate area of each. I,_____, of legal age, Filipino, (single / married / widow), and a resident of _____, Philippines, after having been sworn to in accordance with law depose and say: 1.On _____, I have entered into a Deed of Conditional Sale which was acknowledged on the same date before Notary Public … why is Net cash provided from investing activities is preferred to net cash used? 15-16, rec. It may be that, as the plaintiffs claim, they have a strong and valid claim to the possession of the disputed portion as part of the whole parcel under Tax Dec. No. In the last 12 months 3 of homeowner association clients have dealt with owners claiming adverse possession on portions of common property. Instead of appealing from the aforesaid decision of the municipal court of Mogpog, plaintiff-appellant filed on January 18, 1967 after the lapse of ten (10) years an action for recovery of ownership of property (reivindicacion) against defendant-appellee Igmedio Maderazo alleging that she is the owner of a piece of land of about nine (9) hectares situated in Barrio Puting Buhangin, Mogpog, Marinduque covered by Tax Declaration No. 3.1 In the absence of fraud, mistake or disability, a right of action for the recovery of land is barred following adverse possession by another for the duration of the statutory period. That for and in consideration of the sum of ONE HUNDRED FIFTY PESOS (P150.00), Philippine Currency, the receipt whereof hereby acknowledged to the entire satisfaction of the VENDOR, the said VENDOR does hereby, by this presents, SELL, TRANSFER, CONVEY, in a manner absolute and irrevocable, unto the VENDEE, his heirs and assigns, ONE-HALF (PRO-INDIVISO) SHARE of that certain real estate destined for agricultural purposes, heretofore under the actual possession and management of the VENDOR, which one-half share is more particularly bounded and described as follows: The southern HALF (½) PORTION containing approximately 3700 square meters without any improvements thereon of that parcel of coconut-forest land situated in Barrio Puyog, Boac, Marinduque, and which ONE-HALF SHARE is to be bounded on the North; by rest of the land; East: Sofia Oriendo; South: Pedro Oriendo; and West: Estero, delimited by madre cacao trees. The apex court also said that if such a person is being evicted from the land, he can also seek legal aid. With adverse possession, someone gains title (ownership) to the real estate by continuously occupying it for a certain length of time. This is sometimes called squatting, or squatter’s rights. Jose L. Desnarro Jr. for plaintiff-appellant. Futhermore, defendant-appellee, in paragraph 2 of his answer to the complaint for recovery of ownership, admits that plaintiff-appellant "owns a piece of land at Puting Buhangin, Mogpog, Marinduque" (p. 29, rec.). Adverse possession, sometimes colloquially described as "squatter's rights", is a legal principle under which a person who does not have legal title to a piece of property — usually land (real property) — acquires legal ownership based on continuous possession or occupation of the property without the permission of its legal owner. that if you possess a parcel of land for a period of time, you own According to attorney Harry J. Garrity, government bodies favor the use of land over disuse.An article by Harvard Law School's William C. Marra mentions this reasoning, as well as four related … it. Despite the allegations of the defendant that the land he is presently cultivating is a different land from that claimed by the plaintiffs as the northern portion of the property, the ocular inspection made by the Chief of Police showed that it is the same land as shown by Exhibit "A" (also Exhibit "1") and verified by the parties during their oral testimony (at) the witness stand. After finding that defendant-appellee Catalino Maderazo "has been in possession of the land since 1954," the trial judge concluded that "even if there was a flaw in their title, the defendant would still have acquired the land by virtue of acquisitive prescription, having possessed the land in good faith within a period of ten (10) years. 2 Ortiz vs. Fuentebella, 27 Phil. ), which factual determination is not impugned by the parties. 526, Civil Code of the Philippines). Then again, it is not shown that the nine-hectare parcel of plaintiff-appellant is adjacent to the lot sold by Tito Oriendo to defendant-appellee Igmedio Maderazo. And precisely because neither Miguel Malapit nor Teodoro Lagustin, as commissioner for the plaintiff, signed the aforesaid alleged report, it was not submitted to the lower court, so that the trial court in its decision did not even remotely intimate about, much less approve, said alleged report. WE ruled that "the essence of the bona fides or good faith, therefore, lies in honest belief in the validity of one's right, ignorance of a superior claim, and absence of intention to overreach another." As the buyer, he knew what lot was sold to him. An adverse possessor who abandons possession prior to the expiry of the limitation period loses his entitlement to make a claim for adverse possession. But ordinary acquisitive prescription of immovables and other real rights thru adverse possession of ten (10) years, requires possession "in good faith and with just title for the time fixed by law" (Art. Hence, not being a possessor in good faith, defendant-appellee Catalino Maderazo can acquire ownership over the disputed parcel of land of about nine (9) hectares belonging to plaintiff-appellant only by extraordinary acquisitive prescription thru an uninterrupted adverse possession of thirty (30) years (Art. The two parcels have different boundary owners. (3) in holding that defendant-appellee acquired the land through ordinary acquisitive prescription by virtue of "his possession in good faith for the period of ten (10) years, and in not declaring that defendant-appellee's possession was interrupted by the forcible entry suit she instituted on July 28, 1956 in the municipal court of Mogpog. 8431 over which they allege possession incident to ownership, but then, the only issue on the instant case is possession de facto (possession for one year prior to the institution of the action) and not possession de jure incident to ownership. Adverse possession exists to cure potential or actual defects in real estate titles by putting a statute of limitations on … Ownership and other real rights over immovables also prescribe through uninterrupted adverse possession thereof for thirty years, without need of title or of good faith.” (1959a) AFFIDAVIT OF ADVERSE CLAIM. 12, 1945. Vol. 8431 in her name, plaintiff-appellant Ignacia Negrete filed on July 28, 1956 a forcible entry suit against the defendant-appellee Igmedio Maderazo in the municipal court of Mogpog (docketed as Civil Case No. Thereafter, defendant-appellee filed an answer asserting among others that the land he is presently cultivating in Sitio Puting Buhangin is a different land. This 9-hectare land is near the Marcopper Mines (p. 8, rec.) Defendant-appellee does not even insinuate that Barrio Puting Buhangin of Mogpog is adjacent to Barrio Puyog of Boac. 1137, Civil Code of the Philippines). Supreme Court has held that the occupant can claim Adverse possession of land or property which has been in possession of him for 12 years or more without any interruption. Subscribe NOW. The disputed parcel contains an area of about nine (9) hectares, and is situated in Sitio Puting Buhangin, Mogpog, Marinduque, as shown in Tax Declaration No. Texas' Most Infamous Adverse Possession Case. (Moran. Moreover, the present defendant (and his father who bought the land in 1954) has been in possession of the land since 1954 and therefore even if there was a flaw in their title, the defendant would still have acquired the land by virtue of acquisitive prescription, having possessed the land in good faith within a period of ten (10) years. Ann. ... Philippines: Where to register a homeowners’ association 5601 Views. (2) Where it has been usually cultivated or … 2. 9-10, appellant's brief). Part 1 Plaintiffs' testimony both oral and documentary, is to the effect that they have been in continuous and peaceful possession of the whole parcel of land under Tax Dec. No. Clearly the property is unoccupied, and if a person lives at the property for long enough, 10 … 8431 submitted as evidence by plaintiff-appellant at the trial of the ejectment case before the municipal court of Mogpog (see Decision of municipal court, p. 43, rec.) Defendant-appellee orally moved to dismiss the ejectment complaint on the grounds of lack of cause of action and improper venue, which motion to dismiss was denied by the court for lack of merit. Commissioner for the Plaintiff, (SGD.) As a matter of fact, defendant-appellee did not controvert the claim of plaintiff-appellant that Barrio Puyog is three kilometers from the town proper of Boac, Marinduque (pp. 1. Adverse possession is a hostile possession by clearly asserting hostile title in denial of the title of the true owner. If the southern half is only about 3,700 square meters, the northern half must also be about 3,700 square meters, or the entire lot of Tito Oriendo is only about 7,400 square meters in area very much less than nine (9) hectares, the area of the questioned parcel. The applicable statute on prescription of action for the recovery of a real property, is Article 1141 of the Civil Code of the Philippines, which provides that "real actions over immovables prescribe after thirty years ... without prejudice to what is established for the acquisition of ownership and other real rights by prescription. Extraordinary Acquisitive Prescription which is the acquisition of ownership and other real rights without the need of title or of good faith or any … It is a well-settled principle that a party claiming adverse possession must prove that his possession is "nec vi, nec clam, nec precario", that is, peaceful, open and continuous. § § 09.10.030, … 1. 8431. 35-36, rec.). 1117, Civil Code of the Philippines). (a) For the purpose of constituting an adverse possession by a person claiming title, not founded upon a written instrument, judgment, or decree, land is deemed to have been possessed and occupied in the following cases only: (1) Where it has been protected by a substantial enclosure. And having signed as vendee the deed of sale in his favor, he is conclusively presumed to have read the deed of sale, which clearly states that the southern half (½) portion containing an area of approximately 3,700 square meters, was the parcel he acquired from his vendor Tito Oriendo, which is located in Barrio Puyog, Boac, Marinduque. Said parcel of land was purchased by the defendant on August 30, 1954 (Exhibit ("A"). Claiming that since 1945 she and her late husband had been in continuous and peaceful possession of a parcel of land with an area of nine (9) hectares more or less in Sitio Puting Buhangin, Mogpog, Marinduque (near the Marcopper Mines p. 8, rec.) In the case at bar, the deed of sale in favor of the deceased Igmedio Maderazo covers a parcel of land patently different from the disputed land owned by plaintiff-appellant as to area, location and boundary owners. Ala. Code Ann. However, defendant-appellee Catalino Maderazo insists that he has acquired ownership over the disputed parcel by ordinary prescription through adverse possession of only ten (10) years under Article 1134 of the Civil Code of the Philippines. All Rights Reserved. Whoever claims any part or interest in registered land adverse to the registered owner, arising subsequent to the date of the original registration, may, if no other provision is made in this Decree for registering the same, make a statement in writing setting forth … Appellee Maderazo admits in his answer in Civil Case No. There is good faith because the defendant's possession of the land is by virtue of a deed of sale" (p. 36, rec.). The trial court found that defendant-appellee Catalino Maderazo (together with his late father, Igmedio Maderazo) has been in possession of the land since 1954 (p. 36, rec. Hence, defendant-appellee Catalino Maderazo, along with his late father Igmedio Maderazo, could not claim good faith in occupying said land of plaintiff-appellant on the basis of the said instrument of sale. Alaska Stat. The crucial issue therefore is whether the deed of sale executed by Tito Oriendo on August 30, 1954 in favor of the late Igmedio Maderazo could be considered as a valid basis for good faith and as a just title, in order to justify the acquisition of the disputed parcel of about 9 hectares by ordinary prescription thru adverse possession of only 10 years. This could not have been intended by the legislature; because forged deeds of conveyance could be conveniently interposed to oust the true owner from a land by adverse possession of only ten (10) years. The Lawphil Project - Arellano Law Foundation. 8431 and 8645 and by the decision of the municipal court of Mogpog in the forcible entry case as well as in the appealed decision of the Court of First Instance of the Marinduque (pp. How long do you have to live if your larynx is broke? IGMIDIO MADERAZO or pp. Adverse Possession Statute Time Required (in Years) for Continuous Possession In Order to Make an Adverse Possession Claim, You must have… Alabama. The last element of an adverse possession is that the possessor must have uninterrupted possession of the land for the duration of the statutory period.