Law School Noob: [CASE DIGEST] MARCELINO C. AGNE, et al. v. DIRECTOR OF LANDS (G.R. No. L-40399, G.R. No. L-72255)

Thursday, December 21, 2017

[CASE DIGEST] MARCELINO C. AGNE, et al. v. DIRECTOR OF LANDS (G.R. No. L-40399, G.R. No. L-72255)

February 6, 1990

Ponente: Regalado, J.

FACTS:

Two separate petitions for review on certiorari of the order of the defunct Court of First Instance of Pangasinan, Branch V, dismissing the complaint filed by herein petitioners in said case; and the decision of the then Intermediate Appellate Court affirming in toto the decision of the trial court in favor of herein private respondents.

These two petitions, arising from the same facts and involving the same parties and common questions of law, were ordered consolidated in our resolution of August 9, 1989.

Private respondents filed a complaint with the CFI which narrates that they are the registered owners of the parcel of land situated in Barrio Bantog, Asingan, Pangasinan relying on a TCT owned by Presentacion Agpoon which she inherited from her father who registered the land on May 1937 by virtue of a free patent. which was occupied by the petitioners by taking advantage of the conditions during the Japanese occupation by means of fraud, stealth, strategy and intimidation. Repeated demands were made to the petitioner but the latter refused.

On the other hand petitioner contends that the land was formerly a part of the river bed of Agno Chico Rivers which was diverted due to a big flood. The abandoned river bed, by operation of law, became a private land and was owned in OCEAN by the petitioner since 1920. The latter introduced improvements therein by planting trees and agricultural crops. While the case was pending the petitioner filed a complaint for annulment of title, reconveyance of and/or action to clear title to a parcel of land. The main contention of the petitioners was that the said patent and subsequent titles issued pursuant thereto are null and void since the said land, an abandoned river bed, is of private ownership and, therefore, cannot be the subject of a public land grant

CFI dismissed the petition to dismiss of the petitioners by merely citing the statement in the case of Antonio, et al. vs. Barroga, et al. that an action to annul a free patent many years after it had become final and indefeasible states no cause of action.

RULING:

SC said: We rule in favor of petitioners. Once the river bed has been abandoned, the riparian owners become the owners of the abandoned bed. The failure of herein petitioners to register the accretion in their names and declare it for purposes of taxation did not divest it of its character as a private property. Although we take cognizance of the rule that an accretion to registered land is not automatically registered and therefore not entitled or subject to the protection of imprescriptibility enjoyed by registered property under the Torrens system.The said rule is not applicable to this case since the title claimed by private respondents is not based on acquisitive prescription but is anchored on a public grant from the Government, which presupposes that it was inceptively a public land.

Also, the title can be cancelled. We reiterate that private ownership of land is not affected by the issuance of a free patent over the same land because the Public Land Act applies only to lands of the public domain. Only public land may be disposed of by the Director of Lands, Since as early as 1920, the land in dispute was already under the private ownership of herein petitioners and no longer a part of the lands of the public domain, the same could not have been the subject matter of a free patent. The patentee and his successors in interest acquired no right or title to the said land. Necessarily, Free Patent No. 23263 issued to Herminigildo Agpoon is null and void and the subsequent titles issued pursuant thereto cannot become final and indefeasible.

Now, a certificate of title fraudulently secured is null and void ab initio if the fraud consisted in misrepresenting that the land is part of the public domain, although it is not. Being null and void, the free patent granted and the subsequent titles produce no legal effects whatsoever.

The long and continued possession of petitioners under a valid claim of title cannot be defeated by the claim of a registered owner whose title is defective from the beginning.

Therefore, the rule on incontrovertibility of a certificate of title after one year from entry, is not applicable when the ground for cancellation is the nullity of the patent and the title issued pursuant thereto.

DISPOSITIVE:

WHEREFORE, the assailed decision of respondent court in its AC-G.R. CV No. 60388-R and the questioned order of dismissal of the trial court in its Civil Case No. 2649 are hereby REVERSED and SET ASIDE and judgment is hereby rendered ORDERING private respondents to reconvey the aforesaid parcel of land to petitioners.

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