CEBU LAWYER - PHILIPPINE REAL ESTATE LAWS | CASES

When does the prescriptive period begin in an action involving land? Is it counted from the execution of a deed? From the registration of the title?

When does the prescriptive period begin in an action involving land? Is it counted from the execution of a deed? From the registration of the title? Or does the answer depend on the facts, the applicable law, and the issues presented in the particular case? These are some of the questions that frequently arise in Philippine real estate disputes involving high-value properties. Rather than relying on assumptions or summaries, I encourage everyone to read the applicable laws and the actual Supreme Court decisions. Every case has its own facts, issues, evidence, and legal context. ━━━━━━━━━━━━━━━━━━━━ Jan Edmond Ruz ATTORNEY-AT-LAW / LAWYER GEODETIC ENGINEER / LAND SURVEYOR REAL ESTATE BROKER 📧 Email: janruzlaw@gmail.com [janruzlaw@gmail.com] 📱 Viber / WhatsApp / Globe 0917-678-4457 +63-917-678-4457 ━━━━━━━━━━━━━━━━━━━━ I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel. Please send links to the latest Philippine real estate laws, Supreme Court decisions, government circulars, IRRs, administrative issuances, and other official legal references to my email, Viber, or WhatsApp. ━━━━━━━━━━━━━━━━━━━━ Please support this educational advocacy by sharing GOV.PH links and other official legal sources involving Philippine real estate, especially on the following topics: • Prescription of Actions • Action for Reconveyance • Cancellation of Title • Jurisdiction over Real Property Cases • Innocent Purchaser in Good Faith • Due Diligence • Title Verification • Transfer Certificate of Title (TCT) • Original Certificate of Title (OCT) • Land Registration • Land Acquisition • Estate Settlement • Partition • Land Banking • Investor Protection • Agricultural Land • DAR Clearance • License to Sell • Approved Subdivision Plan • Boundary Disputes • Ownership Disputes • Real Estate Development • Mining Areas and Surface Rights • Foreign Ownership Restrictions • Condominium Law • Easements and Rights of Way ━━━━━━━━━━━━━━━━━━━━ It does not matter where you are. Share links on the latest Philippine real estate law developments. Lawyers, real estate lawyers, and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey. Co-learners in this channel who are expert Philippine real estate lawyers are encouraged to email me updates so we can share these updates with the public. ━━━━━━━━━━━━━━━━━━━━ Contributors may come from: Siargao • General Luna • Siquijor • San Juan • Boracay • Palawan • El Nido • Coron • Panglao • Anda • Moalboal • Bantayan Island • Camotes Islands • Guimaras • Samal Island • Cebu • Bohol • Dumaguete • Manila • Davao City • Iloilo • Bacolod • Cagayan de Oro • Camiguin • Baler • La Union • Batanes #PhilippineRealEstateLaw #PropertyLaw #LandTitle #DueDiligence #TitleVerification #LandAcquisition #EstateSettlement #Partition #LandBanking #RealEstateDevelopment #AgriculturalLand #LandRegistration #PhilippineLaw

If you buy land from the person whose name appears on the title, are you automatically protected by law? Not always.

Jan Edmond Ruz ATTORNEY-AT-LAW / LAWYER GEODETIC ENGINEER / LAND SURVEYOR REAL ESTATE BROKER 📧 Email: janruzlaw@gmail.com [janruzlaw@gmail.com] 📱 Viber/WhatsApp/Globe: 0917.678.4457 | +63.917.678.4457 ━━━━━━━━━━━━━━━━━━ I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel. Lawyers, real estate lawyers, developers, engineers, investors, OFWs, foreign heirs, landowners, brokers, and non-lawyers may contribute insights involving Philippine real estate law, land ownership, inheritance, subdivision development, investor protection, and Supreme Court decisions. There are no boundaries in a legitimate co-learning journey. ━━━━━━━━━━━━━━━━━━ If you buy land from the person whose name appears on the title, are you automatically protected by law? Not always. ━━━━━━━━━━━━━━━━━━ 📚 TOPIC This Supreme Court decision discusses issues that frequently arise in high-value real estate transactions involving: • Innocent purchaser in good faith • Buyer in good faith • Land titles • Transfer Certificates of Title (TCT) • Land registration • Ownership disputes • Notice of prior rights • Due diligence • Property acquisition • Investor protection Today's discussion covers only the first half of this lengthy Supreme Court decision. Rather than rushing through the case, I decided to discuss the first part in this video and continue with the remaining issues after I finish reading and studying the rest of the decision. Many Supreme Court decisions involving Philippine real estate law are lengthy because they discuss multiple legal issues that may affect: • Developers • Land banking investors • Agricultural land buyers • Buyers of inherited property • OFWs with Philippine property • Foreign heirs • Subdivision developers • Owners of high-value real estate This page discusses: • Philippine real estate law • Supreme Court decisions • Land titles • Buyer in good faith • Due diligence • Land registration • Inheritance • Subdivision issues • Land surveys • Investor risks • Property disputes ━━━━━━━━━━━━━━━━━━ Please support this educational advocacy by sharing GOV.PH links on: • Supreme Court decisions • Real estate laws • DAR issuances • DHSUD regulations • DENR rules • LRA circulars • Land registration • Title verification • Subdivision law • Inheritance law • Other developments affecting Philippine real estate It does not matter where you are. Share links on updates involving Philippine real estate law. Lawyers, real estate lawyers, and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey. ━━━━━━━━━━━━━━━━━━ #PhilippineRealEstateLaw #SupremeCourt #BuyerInGoodFaith #TransferCertificateOfTitle #LandTitle #LandRegistration #DueDiligence #LandBanking #PropertyInvestor #InvestorProtection #PropertyRights #PhilippineProperty #LandSurvey #GeodeticEngineer #SubdivisionLaw #InheritanceLaw #PropertyDispute

EJECMENT CASE: 𝗜 𝗮𝗹𝗿𝗲𝗮𝗱𝘆 𝗼𝘄𝗻 𝘁𝗵𝗲 𝗹𝗮𝗻𝗱. 𝗪𝗵𝘆 𝗰𝗮𝗻'𝘁 𝗜 𝘀𝗶𝗺𝗽𝗹𝘆 𝘁𝗮𝗸𝗲 𝗽𝗼𝘀𝘀𝗲𝘀𝘀𝗶𝗼𝗻?

𝗜 𝗮𝗹𝗿𝗲𝗮𝗱𝘆 𝗼𝘄𝗻 𝘁𝗵𝗲 𝗹𝗮𝗻𝗱. 𝗪𝗵𝘆 𝗰𝗮𝗻'𝘁 𝗜 𝘀𝗶𝗺𝗽𝗹𝘆 𝘁𝗮𝗸𝗲 𝗽𝗼𝘀𝘀𝗲𝘀𝘀𝗶𝗼𝗻? This question surprises many land developers, investors, land bankers, buyers, and heirs. Many believe that once they obtain a Transfer Certificate of Title (TCT), they can immediately recover possession from whoever is occupying the property. Not always. Philippine law provides different judicial remedies for recovering possession of real property. Filing the wrong action may delay the recovery of your property, increase litigation costs, or even affect your legal strategy. In one Supreme Court case, the Court explained that an unlawful detainer case and an accion reivindicatoria (an action to recover ownership) are not the same. Although they may involve the same parties and the same property, they involve different causes of action, different issues, and different reliefs. Filing one does not automatically make the other forum shopping. The issue in unlawful detainer is physical possession, while accion reivindicatoria determines ownership together with the right to recover possession. That distinction can determine the outcome of the case. This is one reason why due diligence should never stop at examining the title. Before acquiring high-value real estate, it is equally important to determine: • Who is actually occupying the property? • Why are they in possession? • Is there a lease, tolerance, family arrangement, or adverse claim? • What is the proper judicial remedy if possession must be recovered? • Will the acquisition expose the buyer or developer to future litigation? These questions are highly relevant to: • Land subdivision projects • Land banking • Residential developments • Commercial developments • Agricultural land acquisitions • Estate settlement • Partition of inherited properties • Investor protection • Title verification • Recovery of possession • Boundary disputes • Right of way issues • Approved subdivision plans • DAR clearance • DHSUD regulations • License to Sell ━━━━━━━━━━━━━━━━━━ 𝗝𝗮𝗻 𝗘𝗱𝗺𝗼𝗻𝗱 𝗥𝘂𝘇 ATTORNEY-AT-LAW / LAWYER GEODETIC ENGINEER / LAND SURVEYOR REAL ESTATE BROKER 📧 janruzlaw@gmail.com [janruzlaw@gmail.com] 📱 Viber / WhatsApp / Globe +63 917 678 4457 ━━━━━━━━━━━━━━━━━━ I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel. Please support this educational advocacy by sharing GOV.PH links to Supreme Court decisions, laws, rules, IRRs, circulars, and issuances involving Philippine real estate law. Lawyers, real estate lawyers, geodetic engineers, real estate brokers, developers, investors, and non-lawyers are welcome to contribute. There are no boundaries in a legitimate co-learning journey. Contributors may come from Siargao, Siquijor, Boracay, El Nido, Coron, Panglao, Moalboal, Camiguin, Samal Island, Guimaras, Bantayan Island, Camotes Islands, Cebu, Bohol, Dumaguete, Iloilo, Bacolod, Davao City, Cagayan de Oro, Manila, and other places where high-value real estate continues to create legal issues worth studying together. #PhilippineRealEstateLaw #RealEstateLaw #LandDevelopment #LandSubdivision #LandBanking #DueDiligence #TitleVerification #RecoveryOfPossession #AccionReivindicatoria #UnlawfulDetainer #PropertyRights #InvestorProtection #EstateSettlement #Partition #TransferCertificateOfTitle #DHSUD #DAR #RightOfWay #BoundaryDispute #RealEstate

Another case on CLOA TITLES and effects of Agrarian Law on lands

⚖️ PHILIPPINE REAL ESTATE LAW CO-LEARNING CHANNEL Jan Edmond Ruz Attorney-at-Law Geodetic Engineer / Land Surveyor Real Estate Broker 📧 Email: janruzlaw@gmail.com 📱 Viber / WhatsApp / Globe: 0917.678.4457 | +63.917.678.4457 ——— I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel. Lawyers, real estate lawyers, developers, engineers, investors, OFWs, foreign heirs, and non-lawyers may contribute insights involving Philippine real estate law, land ownership, agrarian reform, land titles, and Supreme Court decisions. There are no boundaries in a legitimate co-learning journey. ——— 📑 TOPIC: Can a CLOA title or Transfer Certificate of Title still be cancelled years later because another person claims he should have been included as farmer-beneficiary? In this Supreme Court case, portions of land covered by the Comprehensive Agrarian Reform Program (CARP) were awarded to farmer-beneficiaries through Certificates of Land Ownership Award (CLOAs) and corresponding Transfer Certificates of Title. Several years later, another claimant filed a petition arguing that he had long occupied portions of the land and should have been included as farmer-beneficiary. The case involved: * CLOA titles * Transfer Certificates of Title * Agrarian reform land * CARP coverage * Farmer-beneficiary disputes * Cancellation of title * Inclusion and exclusion of beneficiaries * Possession claims * DAR proceedings * Indefeasibility of title * And the Torrens system One important issue discussed by the Supreme Court: Can registered agrarian reform titles later be amended or cancelled because of claims involving occupancy and beneficiary qualification? The decision discussed the legal effects of: * Delayed claims, * DAR administrative proceedings, * Title registration, * And the protection of registered titles under Philippine law. This issue is highly relevant to: * Developers * Land banking investors * Agricultural land buyers * Heirs * OFWs with Philippine property * And buyers of provincial or rural land Many investors assume that checking the title alone is enough. But this case shows why due diligence often requires investigation into: * Actual occupancy * Tenancy claims * DAR coverage * Beneficiary history * Possession history * Title history * Subdivision records * Survey verification * And prior agrarian proceedings Many expensive property disputes are discovered only after acquisition, development, financing, or subdivision planning has already started. This is one reason why agricultural land transactions usually require careful review of: * DAR records * Registry of Deeds records * CLOA annotations * Possession issues * Occupancy conflicts * And possible competing claims This page discusses: * Philippine real estate law * Supreme Court decisions * Land titles * Agrarian reform * Subdivision issues * Inheritance * Surveys * Investor risks * And property disputes Please support this educational advocacy by sharing GOV.PH links on: * Supreme Court decisions * DAR issuances * LRA regulations * DHSUD updates * Land registration * Agrarian reform * Title verification * Land surveys * And real estate law developments #PhilippineRealEstateLaw #AgrarianReform #CLOATitle #TransferCertificateOfTitle #CARP #LandBanking #PropertyInvestor #DueDiligence #LandSurvey #GeodeticEngineer #InvestorProtection #PhilippineProperty #DAR #LandTitle

Still a case on CLOA TITLES and effects of Agrarian Law on lands

Jan Edmond Ruz  Attorney-at-Law  Geodetic Engineer / Land Surveyor  Real Estate Broker ——— I am your host for this PHILIPPINE REAL ESTATE LAW co-learning channel. Lawyers, real estate lawyers, developers, engineers, investors, OFWs, foreign heirs, and non-lawyers may contribute insights involving Philippine real estate law, agrarian reform, land titles, tenancy disputes, and Supreme Court decisions. There are no boundaries in a legitimate co-learning journey. ——— TOPIC: Can CLOA titles issued under agrarian reform later be cancelled because the landowner was actually entitled to retention rights? In this Supreme Court case, the controversy involved agricultural land that had been placed under the Comprehensive Agrarian Reform Program (CARP). The case involved: * CARP coverage * CLOA titles * agrarian reform disputes * landowner retention rights * cancellation of CLOA * tenancy claims * DAR proceedings * land distribution * cancellation of title * land retention * farmer-beneficiary rights * DARAB proceedings * and agrarian reform implementation The landowners previously sold portions of the property, but the transaction was later challenged for allegedly lacking DAR clearance. The dispute eventually led to: * cancellation proceedings, * tenant claims, * recognition of farmer-lessees, * and issuance of Certificates of Land Ownership Award (CLOAs). One important issue discussed by the Supreme Court: What happens when CLOAs are issued over land that may still fall within the landowner’s retention rights under agrarian reform laws? The decision discussed: * retention rights of landowners * implementation of CARP coverage * cancellation of CLOAs * rights of farmer-beneficiaries * finality of agrarian rulings * and DAR implementation procedures This issue is highly relevant to: * agricultural land buyers * developers acquiring agricultural land * land banking investors * heirs dealing with rural properties * OFWs acquiring farmland * and investors purchasing land with agrarian reform history Many investors focus only on: * existing titles, * tax declarations, * surveys, * or possession, without fully investigating: * DAR coverage, * retention rights, * tenancy claims, * prior DARAB cases, * CLOA history, * and pending agrarian disputes. This case shows why due diligence involving agricultural land may also require: * DAR verification * CLOA investigation * tenancy investigation * title tracing * review of prior DARAB decisions * retention rights verification * actual occupancy inspection * and review of agrarian reform records Many expensive disputes involving agricultural land are discovered only after acquisition, development planning, financing, or subdivision work has already started. This page discusses: * Philippine real estate law * Supreme Court decisions * agrarian reform * CLOA titles * land titles * subdivision issues * inheritance * surveys * investor risks * and property disputes Please support this educational advocacy by sharing GOV.PH links on: * Supreme Court decisions * DAR issuances * LRA regulations * land registration * agrarian reform * title verification * tenancy law * CLOA cancellation * and real estate law developments It does not matter where you are. Share links on 2025 updates on real estate law. Lawyers, real estate lawyers, and non-lawyers may contribute. There are no boundaries in a legitimate co-learning journey. #PhilippineRealEstateLaw  #AgrarianReform  #CLOATitle  #CARP  #LandRetention  #DAR  #LandBanking  #PropertyInvestor  #DueDiligence  #LandTitle  #TitleVerification  #AgriculturalLand  #LandSurvey  #GeodeticEngineer  #InvestorProtection  #PhilippineProperty   #PropertyRights