Case Summary (G.R. No. 187633)
Petitioner and Respondents
• Petitioners assert sole ownership under Original Certificate of Title No. P-69103 (issued 1992 via Free Patent No. 021519-92-3194)
• Respondents trace title to co-heir Irene (sister of Lorenzo Tappa) by 1963 affidavit and later transfers:
– Calabazaron: two deeds of sale (1970, 1971) for 2,520 sq. m.
– Malupeng: deed of sale (1970) for 210 sq. m.
– Bacud: heir of Irene for 1,690 sq. m.
Key Dates
• 1934 onward – early possession by Tappa family
• April 29, 1963 – joint affidavit acknowledging co-ownership of land
• October 12, 1970 & August 22, 1971 – sales to Calabazaron
• November 30, 1970 – sale to Malupeng
• September 18, 1992 – issuance of OCT No. P-69103 to Spouses Tappa
• September 9, 1999 – complaint filed in RTC
• July 6, 2007 – RTC decision
• February 19, 2009 & April 30, 2009 – CA decision and resolution
• April 4, 2016 – Supreme Court judgment
Applicable Law
• 1987 Constitution (property and due process)
• Civil Code: Article 447 (quieting of title), Articles 476–477 (remedies against clouds on title), Articles 1134 & 1137 (acquisitive prescription)
• Property Registration Decree (PD 1529) – Torrens system
• Public Land Act (Commonwealth Act No. 141) – free patents
Facts
- Spouses Tappa allege continuous, exclusive possession since time immemorial and valid title via free patent.
- Respondents contend original owner Genaro Tappa’s heirs (Lorenzo and Irene) became co-owners; their shares passed respectively by inheritance and sale.
- Respondents have occupied and paid taxes on their portions since the 1960s–1970s.
- Spouses Tappa claimed the 1963 affidavit was executed under duress; respondents denied any coercion.
Ruling of the Regional Trial Court
• The RTC upheld Spouses Tappa’s title and quieted their title over the entire lot, finding no stronger evidence against OCT No. P-69103.
• It held that the free patent and Torrens registration enjoy a presumption of validity not overcome by respondents’ documents.
Ruling of the Court of Appeals
• The CA reversed and dismissed the complaint.
• On prescription: Respondents’ uninterrupted adverse possession for over 30 years ripened into ownership by extraordinary acquisitive prescription.
• On merits:
– Free patent and OCT null over private land already withdrawn from public domain by respondents’ possession.
– Spouses Tappa had neither legal nor equitable title.
– Respondents’ 1963 affidavit was a valid notarial public document; allegations of duress remained unsubstantiated.
Issues on Review
- Whether the Court of Appeals erred in dismissing the quieting-of-title action
- Whether Spouses Tappa’s Torrens title was collaterally attacked
- Whether respondents acquired ownership by prescription
Supreme Court Ruling
• The petition was denied and the CA decision affirmed under the 1987 Constitution.
• Quieting action: requires (a) a legal or e
Case Syllabus (G.R. No. 187633)
Facts of the Case
- On September 9, 1999, Delfin and Maria Tappa (Spouses Tappa) filed a complaint for quieting of title, recovery of possession, and damages concerning Lot No. 3341, Pls-793, a 21,879 sqm parcel in Kongcong, Cabbo, Piat, Cagayan.
- Spouses Tappa claimed registered ownership under Original Certificate of Title No. P-69103 (OCT No. P-69103) issued September 18, 1992 by virtue of Free Patent No. 021519-92-3194.
- Delfin inherited the lot from his father, Lorenzo Tappa, and both father and son allegedly possessed the land in an open, continuous, notorious, and exclusive manner since time immemorial.
Respondents’ Claims and Defenses
- Respondents Jose Bacud, Henry Calabazaron, and Vicente Malupeng asserted that the original owner was Genaro Tappa, whose co-heirs Lorenzo and Irene each owned half (10,939 sqm).
- Lorenzo’s share passed to Delfin, Primitiva, and Fermina; Irene’s share passed to Demetria, Juanita, Pantaleon, and Jose Bacud.
- A 1963 joint affidavit by Delfin, his sisters, and their mother declared that Genaro owned the entire lot but half was Lorenzo’s solely for taxation.
- Calabazaron acquired 2,520 sqm by two deeds of sale (1970 and 1971) and paid taxes; Malupeng acquired 210 sqm by deed of sale (1970) and paid taxes; Bacud claimed 1,690 sqm as Irene’s heir.
- All respondents have remained in possession of their respective portions, paid real property taxes, and planted crops.
- Spouses Tappa alleged the 1963 affidavit was executed under force and intimidation; respondents denied any duress.
Ruling of the Regional Trial Court
- Branch 5, RTC Tuguegarao City, in Civil Case No. 5560 (July 6, 2007), granted petitioners’ quieting-of-title action.
- The RTC held that OCT No. P-69103 is clear, valid, and enjoys a presumption of legality never overcome by respondents.
- It found no document as strong as Spouses Tappa’s certificate of title and ruled the 1963 affidavit insufficient to prove ownership against a Torrens title.
- Decretal portion: vested full ownership in Spouses Tappa and ordered respondents to convey their portions.
Appeal and Arguments before the Court of Appeals
- Respondents appealed to the CA (CA-G.R. CV No. 90026), alleging:
- Spouses Tappa fraudulently secured a free patent and OCT by lacking possession since