Heirs of Waga vs. Sacabia

Heirs of Toribio Waga vs. Sacabin G.R. No.
159131 JULY 27, 2009 Carpio PETITIONER: Heirs of Toribio Waga represented by Merba A. Waga RESPONDENT: Isabelo Sacabin SUMMARY: FACTS: A portion of Sacabins land was erroneously included in the OCT issued to the Toribio Waga heirs. 17 years after the registration of the OCT with the Register of Deeds, Sacabin files a complaint to amend the OCT and reconvey the portion erroneously included. The court ruled that the action did not prescribe because the ten-year prescriptive period for an action for reconveyance is NOT applicable where the complainant is in possession of the land to be reconveyed and the registered owner was never in possession of the disputed property. The court also states that there exists and implied or constructive trust. HELD: Petitioners predecessor-in-interest, Toribio Waga, who filed a Free Patent Application for Lot No. 450 containing an area of 4,960 sq.m. On October 1965, Lot No. 450 was surveyed by a Cadastral Land Surveyor and on September 1968, Free Patent No. 411315 and an OCT covering Lot No. 450 were issued in the name of the Heirs of Toribio Waga. The OCT was registered in the Office of the Register of Deeds for the Province of Misamis Oriental on August 1974. In 1991, Isabelo Sacabin filed a protest before DENR against the issuance of the Free Patent No. and OCT to petitioners and their subsequent registration. Sacabin alleged that around 500 sq.m. portion of his land, identified as Lot No. 452 which is adjacent to Lot No. 450, had been erroneously included in the OCT. The DENR ordered an investigation on the alleged encroachment on respondents property, and in 1996, the Regional Executive Director of the DENR, Region X, issued a decision recommending that an action be taken by the Director of Lands for the annulment of the Free Patent and issued to petitioners, segregating from Lot No. 450 the 790 sq.m. portion belonging to respondent. When the Director of Lands failed to act on the recommendation, Sacabin filed for a complaint against petitioners for Amendment of Original Certificate of Title, Ejectment, and Damages. The Special Investigator who conducted the ocular inspection of the lots of the parties testified that he found seven 50 year old coconut trees planted in a straight line and forming a common natural boundary between the lots of the parties. In his report, the Special Investigator found that respondents lot included the disputed 790 sq.m. portion. The trial court found that respondent and his predecessors-in-interest have been in possession of Lot No. 452, including the disputed 790 sq.m. portion, in an open, continuous, peaceful, and adverse manner since 1940. Since respondent and his predecessors-in-interest have been in possession of Lot No. 452, including the disputed 790 sq.m. portion, for more than 30 years in peaceful, open, continuous and adverse manner and in the concept of owner, then the subject land has become private property of respondent by operation of law. The trial court ruled in favor of Sacabin in the his complaint against the petitioners for the Amendment of Original Certificate of Title, Ejectment, and Damages. Petitioners appealed the RTC decision with the CA, but the CA affirmed the RTC decision stating that the action filed by respondent was not intended to defeat the indefeasibility of the title of petitioners but merely to correct the area covered by their title since it encroached on respondents property.
Issue: Did Sacabins complaint for amendment of the issued OCT, which seeks the reconveyance of the disputed property, already prescribe? Held: NO it did not prescribe. Although Sacabins complaint came 17 years after the registration of the OCT with the Register of Deeds, the reason is that it was only in that year that Sacabin learned that a portion of his property was inadvertently included in petitioners certificate of title. In fact the petitioners did not really know the exact boundaries of Lot No. 450 and the inclusion of the disputed portion in their certificate of title and they only came to know about the boundaries in 1991 when they subdivided said land for partition among the heirs. Thus, when petitioners started to take possession of the disputed 790 sq.m. portion in 1991, Sacabin filed a protest before the DENR on 26 December 1991 to claim the disputed portion for which Sacabin and his predecessors-in-interest have been in possession since 1940. An action for reconveyance of property based on an implied or constructive trust is the proper remedy of an aggrieved party whose property had been erroneously registered in anothers name. The prescriptive period for the reconveyance of registered property is ten years, reckoned from the date of the issuance of the certificate of title. However, the ten-year prescriptive period for an action for reconveyance is not applicable where the complainant is in possession of the land to be reconveyed and the registered owner was never in possession of the disputed property. In such a case, the action for reconveyance filed by the complainant who is in possession of the disputed property would be in the nature of an action to quiet title which is imprescriptible.

Heirs of Waga vs. Sacabia

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Heirs of Toribio Waga vs. Sacabin G.R. No.

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