LAND TITLING IN MOUNTAIN PROVINCE

ii

TABLE OF CONTENTS

Page No.

TITLE PAGE …………………………………………………………… i

TABLE OF CONTENTS …………………………………………….. ii

FIGURE USED ………..……………………………………………… iv

CHAPTER I

The Problem (Background of the Study) …………… 1

Statement of the Problem ……………………………… 8

Hypotheses of the Study .……………………..….…… 8

Importance of the Study …..…………………..….…… 9

Scope and Delimitation of the Study …..….…..…… 10

Theoretical/Conceptual Framework ..…..…………… 10

Definition of Terms ……………………………….……… 17

CHAPTER II

Design and Methodology …………………….…….…… 21

Locale/Population ..…………………….………….…… 22

Data Gathering Tool ..……….…………………...…… 22

Data Gathering Procedure ..…………………......…… 23

Statistical Treatment of the Data ….….……...……. 24

 iii

REFERENCES ..………………………………….……………..…… 26

APPENDICES

A. Letter to the Respondents …………..…………..…… 28

B. The Questionnaire ………………..………………..…… 29

 iv

FIGURE USED

Figure Page No.

1 Paradigm of the Study ……………..…………..……...… 9

 Chapter 1

The Problem (Background of the Study)

Land is the premier factor for human existence, key vehicle for

investment, identity and wealth of people, and place for shelter, food,

materials, minerals and other all essentials for life. In this context, the

necessity of effective management of the scarce land resources for

sustainable usage is the immediate and important need of every

country. In this regard, system of land registration helps in one hand

to collect information related to land and on the other hand creates

secure tenure. At the same time, immediate importance of land

registration is largely determined by the societal need for proper land

management and tenure security (Kirubananthan, 2013).

People’s lives and their livelihoods are strongly influenced by

property rights to land and the way those rights are produced and

reproduced throughout the world. As a result, providing secure access

to land and other productive resources for the rural poor is

fundamental to poverty reduction and inclusive development. Land

property rights are also key elements for the working of the entire

economy, whether for

subsistence or market-oriented economies (Broegaard, 2013).

 2

Land tenure and tenure security issues have resurged onto the

development agenda during the last decade, with many large-scale

titling and land administration projects as well as much research

being undertaken. Current land administration projects mainly focus

on legal and institutional reforms as well as titling and updating of

cadastre and register systems, with redistribution of land through the

land market

(the so-called market-based land reform). There are high expectations

for the results on tenure security and investments, as well as for cost-

effectiveness of these large-scale titling and land regularization

investments through increased economic growth. Titling and ‘getting

the institutions right’ for formalization of land tenure is expected to

revitalize the land and credit markets and thereby create wealth. For

example, in the policy research report from the World Bank, Deininger

comments on the positive impact of formal titles in Latin America,

highlighting findings from Nicaragua in that “…the greater security

associated with registered title helped to bring the level of investment

closer to the optimum and increase the value of land by almost 30

percent”. Another example comes from a World Bank Nicaragua

Poverty Assessment report: “The extreme low coverage of property titles

 3

in Nicaragua limits the ability of the poor to use one of their largest

assets, and to improve land and housing markets. Lack of titling also

reduces incentives to invest […]. Only 35% of extremely poor and 49% of

non-poor households has clear titles to their property” (Deininger, 2003).

Thus, it is argued by some researchers that poor people’s lack of

land titles is what impedes their productive use of the (limited) assets

that they have, and therefore titling of land that the poor already

possess (and ensuring clear laws and well-functioning institutions,

such as courts to handle disputes) will enhance growth and alleviate

poverty.

Property and tenure theories posit that security of land tenure is

required for reducing risks in land transactions. Reducing these risks

facilitates the formal transaction process for sale or mortgage, leading

to an increase in the volume of these transactions. Security of tenure

also increases the confidence the landholder has of a) being able to

claim the return on any investments made on the land, b) being able

to convert the land into cash, and c) being able to use the land as

collateral for accessing credit. Thus, increasing security of tenure

should encourage increased investment, improved productivity and

enhanced ability to access credit. According to this body of theory,

 4

land titling, privatization of land, land registration and establishment

of cadastres all contribute to an increase in tenure security on the part

of land occupants. Projects to perform these processes have therefore

been promoted as being able to achieve the security of tenure required

for invigoration of land markets. Systems to acquire and store data on

the tenure status of land must remain current and accurate to

maintain the security of tenure and to facilitate land transactions.

Land titling is the initial process of formally recognizing rights to

land. Land registration is the process of initially recording legally valid

rights to land. Title registration carries the additional guarantee of not

only those rights, but also the guarantee of the transactions regarding

those rights being legally valid by virtue of the recordation process. In

practice, though, depending on the efficiency and security of the land

registration system, there may be little difference between the

confidence held in the documents recorded in title registration systems

and that held in the documents recorded in other land registration

systems, such as deeds registration systems. Titling often (but not

necessarily) occurs concurrently with the initial registration in the

land registration system. Subsequent transactions in land must be

recorded in the registration system at the time of transaction to be

 5

legally valid or to have legal priority over unregistered transactions.

Individualization is the evolution toward increasing control by the

individual landholder over land use decisions (Griffith-Charles, 2004).

Land titling increases security of tenure and this increased

security leads to assurance, realizability and collateralization effects,

which are respectively described by Brasselle et al. (2002) to be the

assurance that the landowner will obtain long term benefits from the

land, the ability to realize immediate fungibility from the land and the

ability to use the land as collateral for credit. These effects create

incentives for the landowner to invest in the land and thus result in

optimization of productivity and developmental activity. In the second

impact track, land registration leads to the establishment of

information systems that can be used to support transactions in land

or land management activities. The theoretical result is again

optimized productivity and development. Both of these impact tracks

must take place within an environment of system maintenance to

continue to function.

Significant investments are being made across the developing

world in the establishment of cadastral and registration systems, as

part of land administration programs, by governments hoping to

 6

achieve economic and social benefits. As an illustration of the scale of

these projects, a search on land titling projects on the World Bank

Group website returns a list of land titling projects and related

services project in Sri Lanka for a rural land titling and cadastre

development project in the Ukraine. A USAID/OAS website also lists

projects in land titling and cadastral development (World Bank Group,

2003).

Internationally funded land administration programs are in

various stages of planning and implementation in many countries with

varied economic and social challenges such as Croatia, Nicaragua,

Cambodia, Bolivia, Panama, Philippines, Honduras, and Bulgaria

amongst others. A search on the World Bank website for titling,

registration and cadastral projects returns 66 projects. A search on

the Inter-American Development Bank (IDB) website returns some 56

documents on land administration programs (IDB 2003).

Locally, Mendoza (2012) in his article in The Philippine Daily

Inquirer stipulated that lack of clear property rights could undermine

inclusive growth in various ways. Unclear and unenforceable rights to

property could lead to underinvestment, as the returns from any

improvements and investments could be seized by others. For low-

 7

income households, lack of access to secure property rights

compounds their lack of access to credit by depriving them of potential

collateral. This, in turn, further adds to their poverty and insecurity.

Lack of property rights could also contribute to conflict within families

and communities due to competing land claims. Poorer families which

don’t have clear property rights are also much more vulnerable to

land-grabbing and corruption in property acquisition.

There are also broader social and economic downsides to a

business environment characterized by fragile property rights.

Underinvestment in communities could contribute to a stagnant

economic environment, crime and urban decline. Lack of (or

unenforced) urban planning, due in part to poor property rights

enforcement and over-crowding, contributes to urban decay, fire and

health hazards and other threats to public safety.

Finally, untitled property is not just underutilized at the

household level, it may also be underutilized at the level of the local

government unit (LGU). LGUs also have claims to some of this untitled

property. Vast tracts of untitled property, coupled with

underinvestment, also represent a weaker tax base. Hernando de Soto,

an economist from Peru who did extensive work in this area, called all
 8

of these untitled lands “dead capital” (i.e., capital that does not fuel

investments and growth).

Statement of the Problem

The focus of this study is to look into the land titling process of

Mountain Province during the fiscal year 2017-2018.

Specifically, the study will seek to answer the following

questions:

1. What is the level of knowledge of the employees on the steps in

LGU systematic adjudication and titling?

2. What is the level of skills of the DENR employees of their roles in

the implementation of public land titling in partnership with the

LGUs?

3. What is the extent of effect of land titling to the social and

economic aspects of Mountain Province?

Hypotheses of the Study

1. There is no significant difference in the perceptions of the DENR

and LGU employees on their level of knowledge on the steps in LGU

systematic adjudication and titling.

2. There is no significant difference in the perceptions of the DENR

and LGU employees on the level of skills of the DENR employees of

 9

their roles in the implementation of public land titling in

partnership with the LGUs.

3. There is no significant difference in the perceptions of the DENR

and LGU employees on the extent of effect of land titling to the

social and economic aspects of Mountain Province.

Importance of the Study

The following stand to benefit from this study:

The researcher, herself, since the results of this study would

guide her in mapping out better approaches to their services to better

benefit their clients;

DENR Officials would be apprised on the status of the present

way of land titling process in Mountain Province and may come to

appreciate the proposed enhanced methods thereby formulate policies

that will highly support the issuance of land titles to the people;

Local Government Unites would also be encourage to become

more involved in land titling process to make it more client-oriented;

The learners who are the main beneficiaries of this study that

they may come to appreciate the relevance and proper usage of land

titles and become more responsible land owners;

 10

The research enthusiasts, who may use this study as a

springboard for other researches.

Scope and Delimitation

The study will be conducted in Mountain Province during the

fiscal year 2017-2018. The purpose of this study will be delimited to

the assessment of the impact of land titling along the following areas:

1. Level of knowledge on the steps in LGU systematic adjudication

and titling;

2. Level of skills on the DENR employees in the implementation of

public land titling in partnership with LGU’s; and,

3. Extent of effect of land titling to the social and economic aspects

of Mountain Province.

The respondents will include 15 DENR employees and 24 LGU

officers.

The questionnaire will be the main tool in gathering data and

information from the respondents.

Theoretical/Conceptual Framework

Many development theories have evolved over the last six

decades and their implementation has been pursued globally.

Modernization theory, which is one of the more fundamental theories

 11

in development, became established after World War II. Modernization

as summarized, states that nations are poor because they lack capital,

technology and modern social values. Despite being criticized in later

years for failing to extricate poor nations from the grasp of poverty,

these modernization theories retain their proponents and the concepts

are still used as the basis for many current development programs.

Development programs structured around land, based on this

modernization theme, introduce the technology and capacities

required to install or elevate land administration institutions into

modern entities and attempt to establish a land market, whereby

capital can be generated from land, to fund growth and development.

Globalization, as an emerging major development theory, states

that power derives from a hold on information, technology and world

banking institutions. Land administration development programs of

this type aim to improve the accessibility and transparency of land

markets so that land can be traded as a commodity on international

markets and used as securitization for international investors seeking

investment opportunities.

Development theories are linked to the concept of ownership of

landed property by the fact that land is one of the primary ingredients
 12

of the development theories. Land can provide the capital required for

modernization efforts to occur. Access to land can correct the

inequities decried by Marxism and dependency theorists. Global

corporations require land to make use of the resources in targeted

nations. Land is still a major factor of production. So that whichever

theory is espoused, land remains central to its implementation. Many

development programs are therefore focused around the

redistribution, restitution, privatization, individualization, titling,

registration or recordation of land.

Property theories also support the importance of land and

security of land tenure to growth and development of the individual

and ultimately the society. While societies have historically used

various tenure mechanisms to manage coexistence on land, the

economic view of landed property has significantly shaped the western

world’s attitude to land ownership. By so doing, this economic view

has affected the implementation of development projects related to

land as proposed by western development funding institutions. The

economic view is that land is simply a factor of production and

therefore conforms to factor market characteristics.

 13

Few have been as instrumental in initially defining this economic

view as John Locke whose analyses of property are viewed as being

foundational to market theories. Statements by philosophers such as

John Locke and, later, Jacques Rousseau supporting individualization

of property within ethical limits preceded theories on the natural

inevitability of individualization and those on the economic advisability

of individualization as opposed to common property and later, the

imperative to encourage individualization as a catalyst for

development.

In addition, DENR Administrative Order No. 2011-06 was

circulated pursuant to Executive Order No. 192 series of

1987,granting the DENR the power to promulgate rules and

regulations necessary to facilitate public land titling and in order to

provide more efficient land titling services to the public in further

implementation of Commonwealth Act No. 141 otherwise known as the

'Public Land Act" and Republic Act No. 10023 Residential Free Patent

Law and Republic Act. No. 7160 the Local Government Code. This

Order shall apply to the disposition of public lands under CA 141,RA

730 and RA 10023 in cities and municipalities that has been

authorized by the DENR pursuant to Section 13 hereof to facilitate

 14

titling of public lands within their jurisdiction subject to the

limitations set forth herewith.

Furthermore, the implementation of this order shall be governed

by the following policies: (1) The DENR shall remain as the primary

government agency responsible for the conservation, management,

protection, development and proper use of the country's environment

and natural resources and the promotion of sustainable development;

(2) CA 141 and RA 10023 mandates the DENR to accept applications,

process and approve or otherwise adjudicate untitled public alienable

and disposable lands; (3) The DENR recognizes the invaluable role of

the LGU in the attainment of its objectives to fast track the titling of

public alienable and disposable lands, it shall provide them with

opportunities to participate actively in the implementation of national

programs and projects as provided under Sec. 3 paragraph (G) of the

Local Government Code; (4) The DENR recognizes the need to improve

land administration and management at the local level and shall

facilitate technical and material assistance including assistance in

coordinating national government programs as provided in Sec. 3

paragraph (K) of RA 7160; (5) The DENR acknowledges the virtue of

 15

creating partnerships with LGUs for the proper implementation of its

mandate.

Paradigm of the Study

The operational paradigm of the study shows the flow of the

study and the relationship of the variable which are the dependent

and independent variables as shown in figure 1.

The independent variables of the study include the following:

(1) Knowledge on the steps in LGU systematic adjudication and titling;

(2) Skills on the DENR employees in the implementation of public land

titling in partnership with LGU’s; and, (3) Effect of land titling to the

social and economic aspects of Mountain Province.

On the other hand, the dependent variables of the study are as

follows: (1) Level of knowledge on the steps in LGU systematic

adjudication and titling; (2) Level of skills on the DENR employees in

the implementation of public land titling in partnership with LGU’s;

and, (3) Extent of effect of land titling to the social and economic

aspects of Mountain Province.

 16

Independent Variables Dependent Variables

1. Knowledge on the steps 1. Level of knowledge on the

in LGU systematic steps in LGU systematic
adjudication and titling adjudication and titling

2. Skills on the DENR 2. Level of skills on the

employees in the DENR employees in the
implementation of public implementation of public
land titling in land titling in partnership
partnership with LGU’s with LGU’s

3. Effect of land titling to 3. Extent of effect of land

the social and economic titling to the social and
aspects of Mountain economic aspects of
Province Mountain Province

Figure 1

Paradigm of the study

 17

Definition of Terms

Accomplished application. A proper application form completely and

duly filled in with the requisite information and that which does not

require any additional inputs other than those already provided in the

form, together with all other requirements enumerated under Section

5 of the IRR.

Adjudication. It is the administrative process of determining the

validity of claims of ownership of land and other rights and interests in

lands.

Adjudicator. He/She is the duly designated DENR officer or duly

deputized LGU personnel that undertakes the functions of interviewing

land claimants, conducting ocular inspection of lands and assists land

claimants in the preparation and organization of documents and

evidence for public land applications.

Adjudication team. It refers to a group of land adjudicators composed

of LGU and DENR personnel with at least one personnel from the

CENRO and a Deputy Public Land Inspector from the LGU d.

Cadastral Office- Refers to the local land information office that may

be created by the LGU under Sec. 9 to facilitate the titling activities

under DENR Administrative Order No. 2011-06.

 18

Alienable and Disposable lands. Lands of the public domain

classified as agricultural that may be acquired through grant or

confirmation of title.

Cadastral Council. It refers to the council that may be created in

pursuance to Sec. 9 of DENR Administrative Order No. 2011-06.

CENRO. Community Environment and Natural Resources Office of the

Department of Environment and Natural Resources (DENR) having

jurisdiction over the parcel subject of the application, which shall

accept the accomplished application submitted by the applicant. In the

National Capital Region, the Regional Office shall perform the

functions of the CENRO. Where portions of the parcel subject of the

application are spread over two (2) or more areas under the

jurisdiction of more than one (1) CENRO, the parcel shall be divided

such that the portions shall be the subject of separate free patents

applied for in the corresponding CENRO where they are located.

Deputation. The delegation of official functions from an officer

mandated by law to perform such function to another responsible and

accountable officer performing or mandated with other duties and

responsibilities
 19

Deputy Public Land Inspector (DPL1). A deputized public officer that

has been delegated with the functions of a public land inspector and

authorized as such to subscribe to oaths and conduct ocular

inspections and investigations on matters involving

public land adjudication and disposition

Express Lane- special processing procedure or system to fast track

action on documents pertaining to LGU titling activities such as but

not limited to approval of surveys and certifications.

First class municipalities. Municipalities with an average annual

income of Fifty Five Million Pesos (P55, 000,000.00), as provided for in

Department Order No. 23-08 of the Department of Finance, dated July

29, 2008 (DO 20-08). Provided that, any future changes in

qualifications for classification as first class municipality by the

concerned government agency at the time of filing of the application

will prevail.

PENRO. Provincial Environment and Natural Resources Office of the

Department of Environment and Natural Resources (DENR) having

jurisdiction over the parcel subject of the application, which has the

power to approve or disapprove such application. In the National

 20

Capital Region, the Regional Executive Director shall perform the

functions of the PENRO. Upon approval of the application, the PENRO

shall issue the patent over such parcel of land.

Residential lands. All lands that have been identified and zoned as

residential through the appropriate ordinance by the Local

Government Unit (LGU) having jurisdiction over the area. These

include residential lands within areas zoned as mixed residential and

commercial or mixed residential and industrial.

Second class municipalities. Municipalities with an average annual

income equal to or more than Forty Five Million Pesos (P45,

000,000.00), but not exceeding Fifty Five Million Pesos

(P55,000,000.00), as provided for in DO 23-08. Provided that, any

future changes in qualifications for classification as second class

municipality by the concerned government agency at the time of filing

of the application will prevail.

 Chapter 2

This chapter includes discussion of the research design, locale

and population, data gathering procedure, data gathering tool, validity

and reliability of the research instrument and the statistical treatment

to be used in the study.

Design and Methodology

The quantitative-descriptive method of research will be used in

this study. The descriptive method involves the description, recording,

analysis, and interpretation of the present nature, composition or

process of phenomena. The focus is on prevailing conditions, or how a

person, group, or thing behaves or functions in the present. It often

involves some type of comparison or contrast. Hence this design will

be utilized in this study for it aims to assess the impact of land titling

in Mountain Province.

The researcher will make use of a survey questionnaire as the

research tool, together with informal interviews and observation. The

informal interviews and observation as well as the researcher’s

experiences will be used to clarify and reinforce the findings of this

study.
 22

Locale and Population of the Study

The study will be conducted in Mountain Province. Total

enumeration will be employed where all the 15 DENR employees and

24 LGU officers will serve as respondents of this study.

Data Gathering Tool

In gathering the data needed in the study, the questionnaire will

be the main instrument used. This will be supplemented by informal

interviews, observations, participation, and library techniques. In

using these tools of gathering data, they will all focus on obtaining

answers to the specific problems of the study. These will also be used

to clarify and augment the data gathered through the questionnaire. A

questionnaire is a form prepared and distributed to secure responses

to certain questions. A general rule is that these questions are factual

and intended to obtain information about condition or practices of

which the respondents are presumed to have knowledge.

The first part of the questionnaire was a letter to the

respondents followed by queries on the following topics:

1. Level of knowledge on the steps in LGU systematic adjudication

and titling;

2. Level of skills on the DENR employees in the implementation of

public land titling in partnership with LGU’s; and,

 23

3. Extent of effect of land titling to the social and economic aspects

of Mountain Province.

To establish the validity of the research instrument, the

questionnaire constructed based from previous researches and

informal interviews related to the study will be shown to researcher’s

adviser for comments and suggestions to further enhance the data

gathering tool

On the other hand, its reliability will be determined through the

use of the Kuder-Richardson Formula 21 (Subong, 2006) after a

pretest to 5 DENR employees and 5 LGU officials who are not part of

the actual number of respondents.

Data Gathering Procedure

Before floating the questionnaire, letter of request to administer

questionnaire will be secured from the Dean of the Graduate School.

Afterwards, permission will be obtained from the proper authorities of

the participating offices. The researcher will personally distribute the

questionnaire to the target respondents. The researcher had to

personally administer the questionnaire in order to explain to the

respondents the proper accomplishment of the questionnaire. It will be

during the distribution and retrieval of the questionnaire that some

interviews will be conducted.

 24

Statistical Treatment of the Data

The data to be gathered in the study will be tallied, classified,

tabulated and subjected to the weighted mean and ranking.

∑f
WM =
N

Where:
WM = Weighted mean
∑ = summation
f = frequency
N = total number of cases

The responses will be treated with a three-point scale with their

respective statistical limit and descriptive equivalents.

1. Level of knowledge on the steps in LGU systematic adjudication

and titling
NUMERICAL STATISTICAL
DESCRIPTIVE EQUIVALENT SYMBOL
VALUE LIMITS
3 2.34 – 3.00 Highly Knowledgeable HK
Moderately
2 1.67 – 2.33 MK
Knowledgeable
1 1.00 – 1.66 Least Knowledgeable LK

2. Level of skills of the DENR employees in the implementation of

public land titling in partnership with LGU’s
NUMERICAL STATISTICAL DESCRIPTIVE EQUIVALENT SYMBOL
VALUE LIMITS
3 2.34 – 3.00 Highly Skillful HS
2 1.67 – 2.33 Moderately Skillful MS
1 1.00 – 1.66 Least Skillful LS
 25

3. Extent of effect of land titling to the social and economic aspects

of Mountain Province
NUMERICAL STATISTICAL DESCRIPTIVE EQUIVALENT SYMBOL
VALUE LIMITS
3 2.34 – 3.00 High Extent HE
2 1.67 – 2.33 Moderately Extent ME
1 1.00 – 1.66 Least Extent LE

In conclusion, for the difference of responses among the DENR

employees and LGU officials, independent sample t-test (Subong,

2006) will be applied with the formula of:

Xı - X2
t=
∑Xı² + ∑X2² 1 +1
Nı + N2 - 2 Nı N2

Where:

Xı = mean responses of the first group

X2 =mean responses of the second group
∑Xı =summation of the processed responses of the first group
∑X2 =summation of the processed responses of the
second group
∑Xı² = summation of the squares of the processed responses
of the first group
∑X2² =summation f the squares of the processed responses
of the second group
Nı = number of respondents of the first group
N2 = number of respondents of the second group
 26

References

Brasselle, A.S., Gaspart, F., & Platteau, J.P.(2002). Land Tenure

Security and Investment Incentives: Puzzling Evidence from

Burkino Faso. Retrieved September 14, 2017

http://etd.fcla.edu/UF/UFE0006631/griffithcharles_c.pdf

Broegaard, R.B. (2013). Land Titles and Tenure Security in the Context

of Inequality. Retrieved September 11, 2017 https://www.diis.

dk/files/media/publications/import/rp2013-32_land-

titles_rikke-b-broegaard_web.pdf

Deininger, K. (2003). Land Policies for Growth and Poverty Reduction.

Oxford, World Bank and Oxford University Press. Retrieved

September 11, 2017 https://www.diis.dk/files/media/

publications/import/rp2013-32_land-titles_rikke-b-

broegaard_web.pdf

Griffith-Charles, C. (2004). The Impact of Land Titling on Land

Transaction Activity and Registration System Sustainability: A

Case Study of St. Lucia. Retrieved September 12, 2017

http://etd.fcla.edu/UF/UFE0006631/griffithcharles_c.pdf

Inter-American Development Bank (IDB). (2003). Projects. IDB.

Retrieved September 14, 2017 http://www.iadb.org/.

 27

Kirubananthan, B. (2013). Evaluating Land Governance Issues in

Land Titling Programme. Retrieved September 11, 2017

http://www.itc.nl/library/papers_2013/msc/la/kirubananthan

.pdf

Mendoza R.U. (2012). Land Titling for Inclusive Growth. Retrieved

September 13 2017 http://business.inquirer.net/76443/land-

titling-for-inclusive-growth

World Bank Group.(2003). Projects and Programs. World Bank Group.

Retrieved September 15, 2017 http://www.worldbank.org/

Accessed June 2004.

 28

APPENDIX A

Letter to the Respondents

Dear Respondent,

The undersigned is conducting a study entitled “LAND TITLING

IN MOUNTAIN PROVINCE”. In this connection, she earnestly requests

your cooperation in answering the herein attached questionnaire. Rest

assured that all data gathered through the questionnaire will be

treated with strict confidentiality.

Your cooperation and kind consideration of this request is highly

appreciated.

Very truly yours,

AIDA GANAYAN
Researcher
 29

APPENDIX B

QUESTIONNAIRE

PART I. Level of knowledge on the steps in LGU systematic

adjudication and titling

NUMERICAL VALUE DESCRIPTIVE EQUIVALENT SYMBOL

3 Highly Knowledgeable HK
2 Moderately Knowledgeable MK
1 Least Knowledgeable LK

3 2 1
STEPS
(HK) (MK) (LK)
1. Planning and budge preparation including work
and financial plan
2. Community participation
3. Adjudication
a. Interview
b. Ocular inspection
c. Parcel boundary agreement (if
unsurveyed)
d. Survey (if unsurveyed)
e. Completion of application
f. Lot sketching
g. Field assessment
4. Submission of patent applications
5. Processing of CENRO
6. Processing and approval of PENRO
7. Registration at the Land Registration Authority
Reference: DENR Administrative Order No. 2011-06
 30

PART II. Level of skills of the DENR employees in the implementation

of public land titling in partnership with LGU’s

NUMERICAL VALUE DESCRIPTIVE EQUIVALENT SYMBOL

3 Highly Skillful HS
2 Moderately Skillful MS
1 Least Skillful LS

3 2 1
ROLES
(HS) (MS) (LS)
1. Assign Land Management Officers (LMOs) from
the CENROs, PENROs or Regional Offices to the
LGU initiated titling program and the titling
office that may be created
2. Provide all the necessary and pertinent land
records, surveys, maps and other data
3. Provide technical assistance in the conduct of
surveys, land adjudication, training and
capacity building on public land administration
and management
4. Institute express lane to facilitate the speedy
approval of plans and issuance of certifications
for LGU titling program
5. Provide general control and supervision over the
LGU titling program. The DENR field offices
shall maintain approval and signing authorities
in all phases of the patent application and
adjudication process except authorities given to
deputized LGU officials.
6. Coordinate on the design and conduct of all
necessary trainings for the implementation of
this order with the Center for Land
Administration and Management-Philippines
(CLAMP).
7. Coordinate and update the Regional
Development Councils on the implementation of
public land titling in partnership with LGUs.
Reference: DENR Administrative Order No. 2011-06
 31

PART III. Extent of effect of land titling to the social and economic
aspects of Mountain Province
NUMERICAL VALUE DESCRIPTIVE EQUIVALENT SYMBOL

3 High Extent HE
2 Moderately Extent ME
1 Least Extent LE

3 2 1
Effect of Land Titling
(HE) (ME) (LE)
1. Provide security of tenure for the urban poor
2. Enable the newly titled owners to use their
property as collateral for obtaining formal credit
to invest in businesses and home-based
activities, and promote mortgage finance
3. Stimulate and secure private investments (i.e.
real estate, commercial and industrial
investments)
4. Unify land markets and promote land and
property markets
5. Reduce transaction costs for property transfers
6. Improve land administration
7. Increase government revenues, through
improved land and property taxation
8. Encourage / promote home improvement and
construction
9. Ensure better access to urban services
10. Contribute to the enforcement of planning
decisions