THIRD DIVISION

[G.R. No. 81163. September 26, 1988.]

EDUARDO S. BARANDA and ALFONSO HITALIA, petitioners, vs. HONORABLE
JUDGE TITO GUSTILO, ACTING REGISTER OF DEEDS AVITO SACLAUSO,
HONORABLE COURT OF APPEALS, and ATTY. HECTOR P. TEODOSIO,
respondents.
Eduardo S. Baranda for petitioner.
Rico & Associates for pri!"te repon#ent.
SYLLABUS
1.R$%$DI&' '&() *IVI' +RO*$D,R$) &*TIONS) NOTI*$ O- LIS PENDENS) +,R+OS$. . /Lis pendens 0"
been 1on1ei!e# to prote1t t0e re"2 ri30t of t0e p"rt4 1"5in3 t0e re3itr"tion t0ereof. (it0 t0e lis pendens #524
re1or#e#, 0e 1o52# ret e15re t0"t 0e 6o52# not 2oe t0e propert4 or "n4 p"rt of it. -or, noti1e of lis pendens er!e "
" 6"rnin3 to " prope1ti!e p5r10"er or in15mbr"n1er t0"t t0e p"rti152"r propert4 i in 2iti3"tion) "n# t0"t 0e 0o52#
7eep 0i 0"n# off t0e "me, 5n2e of 1o5re 0e inten# to 3"mb2e on t0e re52t of t0e 2iti3"tion. 8Se1tion 29, R52e
19, R52e of *o5rt) :"mor" !. D5r"n, et "2., 69 +0i2. 3, 11) I %"rtin, R52e of *o5rt, p. 91;, footnote 3, 1itin3 1"e.</
8N"t"=o !. $teb"n, 18 S*R& 981, 98;>98;<.
2.ID.) ID.) ID.) ID.) DIS*R$TION&R? +O($R O- TH$ *O,RT TO *&N*$' LIS PENDENS) D$'&?ING T&*TI*S
O- +&RT? IN *&S$ &T @&R IS & GRO,ND -OR *&N*$''&TION. . & noti1e of lis pendens of *i!i2 *"e No. 1;8A1
6" "nnot"te# on petitionerB *ertifi1"te of Tit2e No. 1C6C98 1o!erin3 'ot No. 9;1A, St". @"rb"r" *"#"tre. It
"ppe"r, 0o6e!er, t0"t pri!"te repon#ent in fi2in3 "i# 1"e 6ere tr4in3 to #e2"4 t0e f522 imp2ement"tion of t0e fin"2
#e1iion in G.R. No. 62C92 " 6e22 " G.R. No. 69932 60erein t0i *o5rt or#ere# t0e imme#i"te imp2ement"tion of
t0e 6rit of poeion "n# #emo2ition in t0e re1ontit5tion pro1ee#in3 in!o2!in3 "i# 2ot. T0e fore3oin3 f"1t
ne1eit"te t0e "pp2i1"tion of t0e r52e en5n1i"te# in t0e 1"e of Victoriano v. Rovira 8;; +0i2. 1CCC<, Municipal
Council of Paraa!ue v. Court of "irst Instance of Ri#al 8AC +0i2. 363< "n# Sar$iento v. %rti# 81C S*R& 1;8<, to t0e
effe1t t0"tD /(e 0"!e on1e 0e2# t0"t 60i2e or#in"ri24 " noti1e of pen#en14 60i10 0" been fi2e# in " proper 1"e,
1"nnot be 1"n1e22e# 60i2e t0e "1tion i pen#in3 "n# 5n#etermine#, t0e proper 1o5rt 0" t0e #i1retion"r4 po6er to
1"n1e2 it 5n#er pe152i"r 1ir15mt"n1e, " for int"n1e, 60ere t0e e!i#en1e o f"r preente# b4 t0e p2"intiff #oe not
be"r o5t t0e m"in "22e3"tion of 0i 1omp2"int, "n# 60ere t0e 1ontin5"n1e of t0e tri"2, for 60i10 t0e p2"intiff i
reponib2e, "re 5nne1e"ri24 #e2"4in3 t0e #etermin"tion of t0e 1"e to t0e preE5#i1e of t0e #efen#"nt. Vi1tori"no !.
Ro!ir", supra& T0e %5ni1ip"2 *o5n1i2 of +"r"="F5e !. *o5rt of -irt Int"n1e of RiG"2, supra</
3.*IVI' '&() '&ND R$GISTR&TION) +.D. NO. 1;29) &''O(S *&N*$''&TION O- 'IS +$ND$NS ,+ON
+ROO- TH&T TH$ +,R+OS$ O- NOTI*$ IS TO %O'$ST TH$ &DV$RS$ +&RT?) -&I',R$ TO *&N*$'
NOTI*$ +,RS,&NT TH$R$TO, &N &@,S$ O- DIS*R$TION. . Repon#ent :5#3e Tito G5ti2o "b5e# 0i
#i1retion in 5t"inin3 t0e repon#ent &1tin3 Re3iter of Dee#B t"n# t0"t t0e noti1e of lis pendens in t0e
1ertifi1"te of tit2e of t0e petitioner o!er 'ot No. 9;A1, @"rb"r" *"#"tre 1"nnot be 1"n1e22e# on t0e 3ro5n# of
pen#en14 of *i!i2 *"e No. 1;8A1 6it0 t0e *o5rt of &ppe"2. In 5p0o2#in3 t0e poition of t0e &1tin3 Re3iter of Dee#
b"e# on Se1tion AA of +rei#enti"2 De1ree No. 1;29, 0e 1on!enient24 for3ot t0e firt p"r"3r"p0 t0ereof 60i10
pro!i#eD /Cancellation of lis pendens. . @efore fin"2 E5#3ment, " noti1e of 2i pen#en m"4 be 1"n1e22e# 5pon Or#er
of t0e *o5rt "fter proper 0o6in3 t0"t t0e noti1e i for t0e p5rpoe of mo2etin3 t0e "#!ere p"rt4, or t0"t it i not
ne1e"r4 to prote1t t0e ri30t of t0e p"rt4 60o 1"5e# it to be re3itere#. It m"4 "2o be 1"n1e22e# b4 t0e Re3iter of
Dee# 5pon !erifie# petition of t0e p"rt4 60o 1"5e# t0e re3itr"tion t0ereof./
9.ID.) ID.) ID.) D,T? O- R$GIST$R O- D$$DS IS %INIST$RI&'. . ,n#er Se1tion 1C "n# 11A of +rei#enti"2
De1ree No. 1;29, t0e f5n1tion of " Re3iter of Dee# 6it0 referen1e to t0e re3itr"tion of #ee# en15mbr"n1e,
intr5ment "n# t0e 2i7e i miniteri"2 in n"t5re.
;.ST&T,TOR? *ONSTR,*TION) ST&T,T$S) (H$R$ (ORDS &R$ *'$&R &ND ,N$H,IVO*&' ST&T,T$S
%,ST @$ T&I$N TO %$&N $J&*T'? (H&T IT D&?S) +.D. NO. 1;29 IS *'$&R. . T0e e2ement"r4 r52e in
t"t5tor4 1ontr51tion i t0"t 60en t0e 6or# "n# p0r"e of t0e t"t5te "re 12e"r "n# 5neF5i!o1"2, t0eir me"nin3
m5t be #etermine# from t0e 2"n35"3e emp2o4e# "n# t0e t"t5te m5t be t"7en to me"n eK"1t24 60"t it "4. 8&p"rri
!. *o5rt of &ppe"2, 12A S*R& 231) In52"r @"n7 of &i" "n# &meri1" $mp2o4eeB ,nion [I@&&$,] !. In1ion3, 132
S*R& 663< T0e t"t5te 1on1ernin3 t0e f5n1tion of t0e Re3iter of Dee# to re3iter intr5ment in " torren
1ertifi1"te of tit2e i 12e"r "n# 2e"!e no room for 1ontr51tion.
6.ID.) ID.) %$&NING O- (ORD /SH&''/. . &11or#in3 to (ebterB T0ir# Intern"tion"2 Di1tion"r4 of t0e $n32i0
'"n35"3e . t0e 6or# s'all me"n /o530t to, m5t, . . . ob2i3"tion > 5e# to eKpre " 1omm"n# or eK0ort"tion, 5e#
in 2"6, re352"tion or #ire1ti!e to eKpre 60"t i m"n#"tor4./
A.*RI%IN&' '&() '&ND R$GISTR&TION) +.D. NO. 1;29) & R$GIST$R O- D$$DS H&S NO '$G&' ST&NDING
TO -I'$ & %OTION -OR R$*ONSID$R&TION) O+INION O- *O%%ISSION$R %,ST @$ SO,GHT IN *&S$ O-
DO,@T. . T0e repon#ent &1tin3 Re3iter of Dee# #i# not 0"!e "n4 2e3"2 t"n#in3 to fi2e " motion for
re1oni#er"tion of t0e repon#ent :5#3eB Or#er #ire1tin3 0im to 1"n1e2 t0e noti1e of lis pendens "nnot"te# in t0e
1ertifi1"te of tit2e of t0e petitioner o!er t0e 5bEe1t p"r1e2 of 2"n#. In 1"e of #o5bt " to t0e proper tep to be t"7en
in p5r5"n1e of "n4 #ee# . . . or ot'er instru$ent preente# to 0im, 0e 0o52# 0"!e "7e# t0e opinion of t0e
*ommiioner of '"n# Re3itr"tion no6, t0e &#minitr"tor of t0e N"tion"2 '"n# Tit2e "n# Dee# Re3itr"tion
&#minitr"tion in "11or#"n1e 6it0 Se1tion 11A of +rei#enti"2 De1ree No. 1;29.
8.R$%$DI&' '&() :,DG%$NT) $J$*,TION) D$'&? IN TH$ I%+'$%$NT&TION O- *O,RTBS -IN&'
R$SO',TION) R$S+ONSI@I'IT? -&''S ON TH$ R$S+OND$NT :,DG$. . In t0e 52tim"te "n"24i, 0o6e!er, t0e
reponibi2it4 for t0e #e2"4 in t0e f522 imp2ement"tion of t0i *o5rtB "2re"#4 fin"2 reo25tion in G.R. No. 62C92 "n#
G.R. No. 69932 60i10 in125#e t0e 1"n1e22"tion of t0e noti1e of lis pendens "nnot"te# in t0e 1ertifi1"te of tit2e of t0e
petitioner o!er 'ot No. 9;1A of t0e St". @"rb"r" *"#"tre f"22 on t0e repon#ent :5#3e. He 0o52# ne!er 0"!e
"22o6e# 0ime2f to be1ome p"rt of #i2"tor4 t"1ti1, 3i!in3 " eK15e t0e 6ron3 impreion t0"t *i!i2 *"e No. 1;8A1
fi2e# b4 t0e pri!"te repon#ent in!o2!e "not0er et of p"rtie 12"imin3 'ot No. 9;1A 5n#er t0eir o6n Torren
*ertifi1"te of Tit2e.
D E C I S I O N
GUTIERREZ, JR., ( pD
$#5"r#o S. @"r"n#" "n# &2fono Hit"2i" 6ere t0e petitioner in G.R. No. 69932 "n# t0e pri!"te repon#ent in G.R.
No. 62C92. T0e 5bEe1t m"tter of t0ee t6o 82< 1"e "n# t0e int"nt 1"e i t0e "me . " p"r1e2 of 2"n# #ei3n"te# "
'ot No. 9;1A of t0e *"#"tr"2 S5r!e4 of St". @"rb"r", I2oi2o 1o!ere# b4 Ori3in"2 *ertifi1"te of Tit2e No. 69C6.
T0e preent petition "roe from t0e "me f"1t "n# e!ent 60i10 tri33ere# t0e fi2in3 of t0e e"r2ier petition. T0ee
f"1t "n# e!ent "re 1ite# in o5r reo25tion #"te# De1ember 29, 1983 in G.R. No. 69932, " fo22o6D
/. . . T0i 1"e 0" it ori3in in " petition for re1ontit5tion of tit2e fi2e# 6it0 t0e *o5rt of -irt
Int"n1e of I2oi2o in!o2!in3 " p"r1e2 of 2"n# 7no6n " 'ot No. 9;1A of t0e St". @"rb"r"
*"#"tre 1o!ere# b4 Ori3in"2 *ertifi1"te of Tit2e No. 69C6 in t0e n"me of Rom"n" Hit"2i".
$!ent5"224, Ori3in"2 *ertifi1"te of Tit2e No. 69C6 6" 1"n1e22e# "n# Tr"nfer *ertifi1"te of
Tit2e No. 1C6C98 6" i5e# in t0e n"me of &2fono Hit"2i" "n# $#5"r#o S. @"r"n#". T0e
*o5rt i5e# " 6rit of poeion 60i10 Gre3orio +ereG, %"ri" +. Goter" "n# S5"n" Si2"o
ref5e# to 0onor on t0e 3ro5n# t0"t t0e4 "2o 0"!e T*T No. 2;AA2 o!er t0e "me 'ot No. 9;1A.
T0e *o5rt, "fter 1oni#erin3 t0e pri!"te repon#entB oppoition "n# fin#in3 T*T No. 2;AA2
fr"5#52ent24 "1F5ire#, or#ere# t0"t t0e 6rit of poeion be 1"rrie# o5t. & motion for
re1oni#er"tion 0"!in3 been #enie#, " 6rit of #emo2ition 6" i5e# on %"r10 29, 1982. +ereG
"n# Goter" fi2e# " petition for 1ertior"ri "n# pro0ibition 6it0 t0e *o5rt of &ppe"2. On &535t
6, 1982, t0e *o5rt of &ppe"2 #eeme# t0e petition. +ereG "n# Goter" fi2e# t0e petition for
re!ie6 on 1ertior"ri #enomin"te# " G.R. No. 62C92 before t0e S5preme *o5rt. & e"r2ier
t"te# t0e petition 6" #enie# in " reo25tion #"te# :"n5"r4 A, 1983. T0e motion for
re1oni#er"tion 6" #enie# in "not0er reo25tion #"te# %"r10 2;, 1983, 60i10 "2o t"te# t0"t
t0e #eni"2 i fin"2. T0i #e1iion in G.R. No. 62C92, in "11or#"n1e 6it0 t0e entr4 of E5#3ment,
be1"me fin"2 on %"r10 2;, 1983. T0e petitioner in t0e int"nt 1"e . G.R. No. 69932 .
1onten# t0"t t0e 6rit of poeion "n# #emo2ition i5e# in t0e repon#ent 1o5rt 0o52#
no6 be imp2emente#) t0"t *i!i2 *"e No. CC82A before t0e Interme#i"te &ppe22"te *o5rt 6"
fi2e# on24 to #e2"4 t0e imp2ement"tion of t0e 6rit) t0"t 1o5ne2 for t0e repon#ent 0o52# be
0e2# in 1ontempt of 1o5rt for en3"3in3 in " 1on1erte# b5t f5ti2e effort to #e2"4 t0e eKe15tion of
t0e 6rit of poeion "n# #emo2ition "n# t0"t petitioner "re entit2e# to #"m"3e be1"5e of
preE5#i1e 1"5e# b4 t0e fi2in3 of t0i petition before t0e Interme#i"te &ppe22"te *o5rt. On
September 26, 1983, t0i *o5rt i5e# " Tempor"r4 Retr"inin3 Or#er to m"int"in t0e t"t5
F5o, bot0 in t0e Interme#i"te &ppe22"te *o5rt "n# in t0e Re3ion"2 Tri"2 *o5rt of I2oi2o.
*oni#erin3 t0"t . 81< t0ere i merit in t0e int"nt petition for in#ee# t0e i5e #i15e# in
G.R. No. 69932 " r"ie# in *i!i2 *"e No. CC82A before t0e repon#ent 1o5rt 0"!e "2re"#4
been p"e# 5pon in G.R. No. 62C92) "n# 82< t0e Tempor"r4 Retr"inin3 Or#er i5e# b4 t0e
Interme#i"te &ppe22"te *o5rt 6" on24 inten#e# not to ren#er t0e petition moot "n# "1"#emi1
pen#in3 t0e *o5rtB 1oni#er"tion of t0e i5e, t0e *o5rt R$SO'V$D to DIR$*T t0e
repon#ent Interme#i"te &ppe22"te *o5rt not to t"7e 1o3niG"n1e of i5e "2re"#4 reo2!e# b4
t0i *o5rt "n# "11or#in324 DIS%ISS t0e petition in *i!i2 *"e No. CC82A. Imme#i"te
imp2ement"tion of t0e 6rit of poeion "n# #emo2ition i 2i7e6ie or#ere#./ 8pp. 1CA>1C8,
Ro22o . G.R. No. 69932<

On %"4 9, 1989, t0e *o5rt i5e# " reo25tion #en4in3 6it0 fin"2it4 " motion for re1oni#er"tion of t0e De1ember 29,
1983 reo25tion in G.R. No. 69932. On t0i "me #"te, "not0er reo25tion 6" i5e#, t0i time in G.R. No. 62C92,
referrin3 to t0e Re3ion"2 Tri"2 *o5rt of I2oi2o t0e eK>p"rte motion of t0e pri!"te repon#ent 8@"r"n#" "n# Hit"2i"<
for eKe15tion of t0e E5#3ment in t0e reo25tion #"te# :"n5"r4 A, 1983 "n# %"r10 9, 1983. In t0e me"ntime, t0e t0en
Interme#i"te &ppe22"te *o5rt i5e# " reo25tion #"te# -ebr5"r4 1C, 1989, #imiin3 *i!i2 *"e No. CC82A 60i10
1o!ere# t0e "me 5bEe1t m"tter " t0e Reo25tion "bo!e1ite# p5r5"nt to o5r Reo25tion #"te# De1ember 29, 1983.
T0e reo25tion #"te# De1ember 29, 1983 in G.R. No. 69932 be1"me fin"2 on %"4 2C, 1989.
,pon motion of t0e petitioner, t0e Re3ion"2 Tri"2 *o5rt of I2oi2o, @r"n10 23 prei#e# b4 :5#3e Tito G. G5ti2o
i5e# t0e fo22o6in3 or#erD
/S5bmitte# "re t0e fo22o6in3 motion fi2e# b4 mo!"nt $#5"r#o S. @"r"n#" "n# &2fono
Hit"2i" t0ro530 1o5ne2 #"te# &535t 28, 1989D
/8"<Reiter"tin3 %otion for $Ke15tion of :5#3ment of Reo25tion #"te# :"n5"r4 A, 1983 "n#
%"r10 9, 1983 +rom523"te# b4 Honor"b2e S5preme *o5rt 8-irt Di!iion< in G.R. No. 62C92)
/8b<%otion for $Ke15tion of :5#3ment of Reo25tion #"te# De1ember 29, 1983 +rom523"te#
b4 Honor"b2e S5preme *o5rt 8-irt Di!iion< in G.R. No. 69932)
/81<T0e D5tie of t0e Re3iter of Dee# "re p5re24 miniteri"2 5n#er &1t 996, t0erefore 0e
m5t re3iter "22 or#er, E5#3ment, reo25tion of t0i *o5rt "n# t0"t of Honor"b2e S5preme
*o5rt.
/-in#in3 t0e "i# motion meritorio5 "n# t0ere bein3 no oppoition t0ereto, t0e "me i
0ereb4 GR&NT$D.
/(H$R$-OR$, Tr"nfer *ertifi1"te of Tit2e No. T>2;AA2 i 0ereb4 #e12"re# n522 "n# !oi# "n#
Tr"nfer *ertifi1"te of Tit2e No. T>1C6C98 i 0ereb4 #e12"re# !"2i# "n# 5bitin3 tit2e
1on1ernin3 t0e o6ner0ip of $#5"r#o S. @"r"n#" "n# &2fono Hit"2i", "22 of St". @"rb"r"
*"#"tre.
/T0e &1tin3 Re3iter of Dee# of I2oi2o i f5rt0er or#ere# to re3iter t0e S5b#i!iion
&3reement of $#5"r#o S. @"r"n#" "n# &2fono Hit"2i" " pr"4e# for./ 8p. 966, Ro22o > G.R. No.
69932<.
T0e "bo!e or#er 6" et "i#e on O1tober 8, 1989 5pon " motion for re1oni#er"tion "n# m"nifet"tion fi2e# b4 t0e
&1tin3 Re3iter of Dee# of I2oi2o, &tt4. He2en +. Sornito on t0e 3ro5n# t0"t t0ere 6" " pen#in3 1"e before t0i
*o5rt, "n &1tion for %"n#"m5, +ro0ibition, InE5n1tion 5n#er G.R. No. 6A661 fi2e# b4 &tt4. $#5"r#o @"r"n#",
"3"int t0e former 60i10 rem"ine# 5nreo2!e#.
In !ie6 of t0i #e!e2opment, t0e petitioner fi2e# in G.R. No. 62C92 "n# G.R. No. 69932 eK>p"rte motion for
i5"n1e of "n or#er #ire1tin3 t0e Re3ion"2 Tri"2 *o5rt "n# &1tin3 Re3iter of Dee# to eKe15te "n# imp2ement t0e
E5#3ment of t0i *o5rt. T0e4 pr"4e# t0"t "n or#er be i5e#D
/1.Or#erin3 bot0 t0e Re3ion"2 Tri"2 *o5rt of I2oi2o @r"n10 JJIII, 5n#er Hon. :5#3e Tito G.
G5ti2o "n# t0e "1tin3 Re3iter of Dee# He2en +. Sornito to re3iter t0e Or#er #"te#
September ;, 1989 of t0e 2o6er 1o5rt)
/2.To 1"n1e2 No. T>2;AA2. 'i7e6ie to 1"n1e2 No. T>1C6C98 "n# on1e 1"n1e22e# to i5e ne6
1ertifi1"te of tit2e to e"10 of $#5"r#o S. @"r"n#" "n# &2fono Hit"2i")
+25 ot0er re2ief "n# reme#ie eF5it"b2e 5n#er t0e premie./ 8p. 9A3, 69932 Ro22o<
&1tin3 on t0ee motion, 6e i5e# on September 1A, 1986 " Reo25tion in G.R. No. 62C92 "n# G.R. No. 69932
3r"ntin3 t0e motion " pr"4e# for. &1tin3 on "not0er motion of t0e "me n"t5re fi2e# b4 t0e petitioner, 6e i5e#
"not0er Reo25tion #"te# O1tober 8, 1986 referrin3 t0e "me to t0e *o5rt &#minitr"tor for imp2ement"tion b4 t0e
E5#3e be2o6.
In 1omp2i"n1e 6it0 o5r reo25tion, t0e Re3ion"2 Tri"2 *o5rt of I2oi2o, @r"n10 23 prei#e# b4 :5#3e Tito G. G5ti2o
i5e# t6o 82< or#er #"te# No!ember 6, 1986 "n# :"n5"r4 6, 198A repe1ti!e24, to 6itD
/O R D $ R
/T0i i "n $K>p"rte %otion "n# %"nifet"tion 5bmitte# b4 t0e mo!"nt t0ro530 1o5ne2 on
O1tober 2C, 1986) t0e %"nifet"tion of &tt4. He2en Sornito, Re3iter of Dee# of t0e *it4 of
I2oi2o, "n# former24 "1tin3 re3iter of #ee# for t0e +ro!in1e of I2oi2o #"te# O1tober 23, 1986
"n# t0e %"nifet"tion of &tt4. &!ito S. S"12"5o, &1tin3 Re3iter of Dee#, +ro!in1e of I2oi2o
#"te# No!ember ;, 1986.
/*oni#erin3 t0"t t0e motion of mo!"nt &tt4. $#5"r#o S. @"r"n#" "n# &2fono Hit"2i" #"te#
&535t 12, 1986 ee7in3 t0e f522 imp2ement"tion of t0e 6rit of poeion 6" 3r"nte# b4 t0e
Honor"b2e S5preme *o5rt, Se1on# Di!iion per it Reo25tion #"te# September 1A, 1986, t0e
preent motion i 0ereb4 GR&NT$D.
/(H$R$-OR$, t0e &1tin3 Re3iter of Dee#, +ro!in1e of I2oi2o, i 0ereb4 or#ere# to re3iter
t0e Or#er of t0i *o5rt #"te# September ;, 1989 " pr"4e# for.
KKK KKK KKK
/O R D $ R
/T0i i " %"nifet"tion "n# ,r3ent +etition for t0e S5rren#er of Tr"nfer *ertifi1"te of Tit2e
No. T>2;AA2 5bmitte# b4 t0e petitioner &tt4. $#5"r#o S. @"r"n#" "n# &2fono Hit"2i" on
De1ember 2, 1986 in 1omp2i"n1e 6it0 t0e or#er of t0i *o5rt #"te# No!ember 2;, 1986, "
%otion for $Ktenion of Time to -i2e Oppoition fi2e# b4 %"ri" +ro!i#o Goter" t0ro530
1o5ne2 on De1ember 9, 1986 60i10 6" 3r"nte# b4 t0e *o5rt p5r5"nt to it Or#er #"te#
De1ember 1;, 1986. *oni#erin3 t0"t no Oppoition 6" fi2e# 6it0in t0e t0irt4 83C< #"4
perio# 3r"nte# b4 t0e *o5rt fin#in3 t0e petition ten"b2e, t0e "me i 0ereb4 GR&NT$D.
/(H$R$-OR$, %"ri" +ro!i#o Goter" i 0ereb4 or#ere# to 5rren#er Tr"nfer *ertifi1"te of
Tit2e No. T>2;AA2 to t0i *o5rt 6it0in ten 81C< #"4 from t0e #"te of t0i or#er, "fter 60i10
perio#, Tr"nfer *ertifi1"te of Tit2e No. T>2;AA2 i 0ereb4 #e12"re# "nn522e# "n# t0e Re3iter
of Dee# of I2oi2o i or#ere# to i5e " ne6 *ertifi1"te of Tit2e in 2ie5 t0ereof in t0e n"me of
petitioner &tt4. $#5"r#o S. @"r"n#" "n# &2fono Hit"2i", 60i10 1ertifi1"te 0"22 1ont"in "
memor"n#5m of t0e "nn52ment of t0e o5tt"n#in3 #5p2i1"te./ 8pp. 286>28A, Ro22o 69932<
On -ebr5"r4 9, 198A, &tt4. He1tor Teo#oio, t0e 1o5ne2 of Gre3orio +ereG, pri!"te repon#ent in G.R. No. 69932 "n#
petitioner in G.R. No. 62C92, fi2e# " motion for eKp2"n"tion in re2"tion to t0e reo25tion #"te# September 1A, 1986
"n# m"nifet"tion "7in3 for 12"rifi1"tion on t0e fo22o6in3 pointD
/".& to t0e pr"4er of &tt4. $#5"r#o @"r"n#" for t0e 1"n1e22"tion of T*T T>2;AA2, 0o52# t0e
"me be referre# to t0e *o5rt of &ppe"2 8" mentione# in t0e Reo25tion of No!ember 2A,
198;< or i it "2re"#4 #eeme# 3r"nte# b4 imp2i1"tion 8b4 !irt5e of t0e Reo25tion #"te#
September 1A, 1986<L
/b.Doe t0e Reo25tion #"te# September 1A, 1986 in125#e not on24 t0e imp2ement"tion of t0e
6rit of poeion b5t "2o t0e 1"n1e22"tion of T*T T>2;AA2 "n# t0e 5b#i!iion of 'ot 9;1AL/
8p. ;36, Ro22o . 69932<.
&1tin3 on t0i motion "n# t0e ot0er motion fi2e# b4 t0e p"rtie, 6e i5e# " reo25tion #"te# %"4 2;, 198A notin3 "22
t0ee motion "n# t"tin3 t0ereinD
KKK KKK KKK
/Sin1e entr4 of E5#3ment in G.R. No. 62C92 6" m"#e on :"n5"r4 A, 1983 "n# in G.R. No.
69932 on %"4 3C, 1989, "n# "22 t0"t rem"in i t0e imp2ement"tion of o5r reo25tion, t0i
*O,RT R$SO'V$D to refer t0e m"tter 1on1ernin3 t0e eKe15tion of t0e #e1iion to t0e
Re3ion"2 Tri"2 *o5rt of I2oi2o *it4 for "ppropri"te "1tion "n# to "pp24 #i1ip2in"r4 "n1tion
5pon 60oe!er "ttempt to trif2e 6it0 t0e imp2ement"tion of t0e reo25tion of t0i *o5rt. No
f5rt0er motion in t0ee 1"e 6i22 be entert"ine# b4 t0i *o5rt./ 8p. 61;, Ro22o > 69932<
In t0e me"ntime, in 1omp2i"n1e 6it0 t0e Re3ion"2 Tri"2 *o5rtB or#er #"te# No!ember 6, 1986 "n# :"n5"r4 6, 198A,
&1tin3 Re3iter of Dee# &!ito S"12"5o "nnot"te# t0e or#er #e12"rin3 Tr"nfer *ertifi1"te of Tit2e No. T>2;AA2 "
n522 "n# !oi#, 1"n1e22e# t0e "me "n# i5e# ne6 1ertifi1"te of tit2e n5mber T>111;6C, T>111;61 "n# T>111;62 in
t0e n"me of petitioner $#5"r#o S. @"r"n#" "n# &2fono Hit"2i" in 2ie5 of Tr"nfer *ertifi1"te of Tit2e No. T>1C6C98.
Ho6e!er, " noti1e of lis pendens /on "11o5nt of or b4 re"on of " ep"r"te 1"e 8*i!i2 *"e No. 1;8A1< ti22 pen#in3 in
t0e *o5rt of &ppe"2/ 6" 1"rrie# o5t "n# "nnot"te# in t0e ne6 1ertifi1"te of tit2e i5e# to t0e petitioner. T0i 6"
5p0e2# b4 t0e tri"2 1o5rt "fter ettin3 "i#e it e"r2ier or#er #"te# -ebr5"r4 12, 198A or#erin3 t0e 1"n1e22"tion of lis
pendens.
T0i prompte# t0e petitioner to fi2e "not0er motion in G.R. No. 62C92 "n# G.R. No. 69932 to or#er t0e tri"2 1o5rt to
reint"te it or#er #"te# -ebr5"r4 12, 198A #ire1tin3 t0e &1tin3 Re3iter of Dee# to 1"n1e2 t0e noti1e of lis pendens
in t0e ne6 1ertifi1"te of tit2e.
In " reo25tion #"te# &535t 1A, 198A, 6e reo2!e# to refer t0e "i# motion to t0e Re3ion"2 Tri"2 *o5rt of I2oi2o *it4,
@r"n10 23 for "ppropri"te "1tion.
Sin1e repon#ent :5#3e Tito G5ti2o of t0e Re3ion"2 Tri"2 *o5rt of I2oi2o, @r"n10 23 #enie# t0e petitionerB motion to
reint"te t0e -ebr5"r4 12, 198A or#er in "not0er or#er #"te# September 1A, 198A, t0e petitioner fi2e# t0i petition for
1ertior"ri, pro0ibition "n# m"n#"m5 6it0 pre2imin"r4 inE5n1tion to 1ompe2 t0e repon#ent E5#3e to reint"te 0i
or#er #"te# -ebr5"r4 12, 198A #ire1tin3 t0e &1tin3 Re3iter of Dee# to 1"n1e2 t0e noti1e of lis pendens "nnot"te# in
t0e ne6 1ertifi1"te of tit2e i5e# in t0e n"me of t0e petitioner.
T0e re1or# 0o6 t0"t "fter t0e &1tin3 Re3iter of Dee# "nnot"te# " noti1e of lis pendens on t0e ne6 1ertifi1"te of
tit2e i5e# in t0e n"me of t0e petitioner, t0e petitioner fi2e# in t0e re1ontit5tion 1"e "n 5r3ent e)*parte motion
to imme#i"te24 1"n1e2 noti1e of lis pendens "nnot"te# t0ereon.
In 0i or#er #"te# -ebr5"r4 12, 198A, repon#ent :5#3e G5ti2o 3r"nte# t0e motion "n# #ire1te# t0e &1tin3 Re3iter
of Dee# of I2oi2o to 1"n1e2 t0e lis pendens fo5n# on Tr"nfer *ertifi1"te of Tit2e No. T>1C6C98) T>111;6C) T>111;61
"n# T>111;62.
Repon#ent &1tin3 Re3iter of Dee# &!ito S"12"5o fi2e# " motion for re1oni#er"tion of t0e -ebr5"r4 12, 198A or#er
t"tin3 t0ereinD
/T0"t t0e 5n#eri3ne# 0ereb4 "7 for " re1oni#er"tion of t0e "i# or#er b"e# on t0e e1on#
p"r"3r"p0 of Se1tion AA of +.D. 1;29, to 6itD

/B&t "n4 time "fter fin"2 E5#3ment in f"!or of t0e #efen#"nt or ot0er
#ipoition of t0e "1tion 510 " to termin"te fin"224 "22 ri30t of t0e p2"intiff in "n#
to t0e 2"n# "n#Mor b5i2#in3 in!o2!e#, in "n4 1"e in 60i10 " memor"n#5m or
noti1e of Lis Pendens 0" been re3itere# " pro!i#e# in t0e pre1e#in3 e1tion, t0e
noti1e of Lis Pendens 0"22 be #eeme# 1"n1e22e# 5pon t0e re3itr"tion of " 1ertifi1"te
of t0e 12er7 of 1o5rt in 60i10 t0e "1tion or pro1ee#in3 6" pen#in3 t"tin3 t0e
m"nner of #ipo"2 t0ereof.B
/T0"t t0e 2i pen#en 5n#er $ntr4 No. 92A183 6" "nnot"te# on T>1C6C98, T>111;6C, T>
111;61 "n# T>111;62 b4 !irt5e of " 1"e #o17ete# " *i!i2 *"e No. 1;8A1, no6 pen#in3 6it0 t0e
Interme#i"te *o5rt of &ppe"2, entit2e#, B*"2iKt" +ro!i#o, Ri1"r#o +ro!i#o, Sr., %"Kim"
+ro!i#o "n# +erfe1to +ro!i#o, +2"intiff, !er5 $#5"r#o @"r"n#" "n# &2fono Hit"2i",
Repon#ent.B
/T0"t 5n#er t0e "bo!e>F5ote# pro!iion of +.D. 1;29, t0e 1"n1e22"tion of 5bEe1t Noti1e of 'i
+en#en 1"n on24 be m"#e or #eeme# 1"n1e22e# 5pon t0e re3itr"tion of t0e 1ertifi1"te of t0e
*2er7 of *o5rt in 60i10 t0e "1tion or pro1ee#in3 6" pen#in3, t"tin3 t0e m"nner of #ipo"2
t0ereof.
/*oni#erin3 t0"t *i!i2 *"e No. 1;8A, 5pon 60i10 t0e Noti1e of 'i +en#en 6" b"e# i ti22
pen#in3 6it0 t0e Interme#i"te *o5rt of &ppe"2, on24 t0e Interme#i"te *o5rt of &ppe"2 "n#
not t0i Honor"b2e *o5rt in " mere 1"#"tr"2 pro1ee#in3 1"n or#er t0e 1"n1e22"tion of t0e
Noti1e of 'i +en#en./ 8pp. 68>69, Ro22o<
&#optin3 t0ee "r35ment "n# on t0e 3ro5n# t0"t ome if not "22 of t0e p2"intiff in *i!i2 *"e No. 1;8A1 6ere not
pri!ie to t0e 1"e "ffe1te# b4 t0e S5preme *o5rt reo25tion, repon#ent :5#3e Tito G5ti2o et "i#e 0i -ebr5"r4
12, 198A or#er "n# 3r"nte# t0e &1tin3 Re3iter of Dee#B motion for re1oni#er"tion.
T0e i5e 0in3e on 60et0er or not t0e pen#en14 of t0e "ppe"2 in *i!i2 *"e No. 1;8A1 6it0 t0e *o5rt of &ppe"2
pre!ent t0e 1o5rt from 1"n1e22in3 t0e noti1e of lis pendens in t0e 1ertifi1"te of tit2e of t0e petitioner 60i10 6ere
e"r2ier #e12"re# !"2i# "n# 5bitin3 b4 t0i *o5rt in G.R. No. 62C92 "n# G.R. No. 69932. & 1oro22"r4 i5e i on t0e
n"t5re of t0e #5t4 of " Re3iter of Dee# to "nnot"te or "nn52 " noti1e of lis pendens in " torren 1ertifi1"te of tit2e.
*i!i2 *"e No. 1;8A1 6" " 1omp2"int to ee7 re1o!er4 of 'ot No. 9;1A of St". @"rb"r" *"#"tre I2oi2o, 8t0e "me
5bEe1t m"tter of G.R. No 62C92 "n# G.R. No. 69932< from petitioner @"r"n#" "n# Hit"2i" fi2e# b4 *"2iKt" +ro!i#o,
Ri1"r#o +ro!i#o, %"Kim" +ro!i#o "n# +erfe1t" +ro!i#o before t0e Re3ion"2 Tri"2 *o5rt of I2oi2o, @r"n10 23. &t t0e
int"n1e of &tt4. He1tor +. Teo#oio, t0e +ro!i#oB 1o5ne2, " noti1e of lis pendens 6" "nnot"te# on petitionerB
*ertifi1"te of Tit2e No. T>1C6C98 1o!erin3 'ot No. 9;1A, St". @"rb"r" *"#"tre.
&1tin3 on " motion to #imi fi2e# b4 t0e petitioner, t0e 1o5rt i5e# "n or#er #"te# O1tober 29, 1989 #imiin3
*i!i2 *"e No. 1;8A1.
T0e or#er 6" t0en "ppe"2e# to t0e *o5rt of &ppe"2. T0i "ppe"2 i t0e re"on 604 repon#ent :5#3e G5ti2o
re1"22e# t0e -ebr5"r4 12, 198A or#er #ire1tin3 t0e &1tin3 Re3iter of Dee# to 1"n1e2 t0e noti1e of lis pendens
"nnot"te# on t0e 1ertifi1"te of tit2e of t0e petitioner.
T0i petition i impree# 6it0 merit.
%"ri" +ro!i#o Goter" 6" one of t0e petitioner in G.R. No. 62C92. &2t0o530 *"2iKt" +ro!i#o, Ri1"r#o +ro!i#o,
%"Kim" +ro!i#o "n# +erfe1t" +ro!i#o, t0e p2"intiff in *i!i2 *"e No. 1;8A1 6ere not imp2e"#e# " p"rtie, it i !er4
12e"r in t0e petition t0"t %"ri" +ro!i#o 6" "1tin3 on be0"2f of t0e +ro!i#o 60o "22e3e#24 "re 0er 1o>o6ner in 'ot
No. 9;1A, St". @"rb"r" *"#"tre " 0o6n b4 Tr"nfer *ertifi1"te of Tit2e No. T>2;AA2 i5e# in 0er n"me "n# t0e
n"me of t0e p2"intiff in *i!i2 *"e No. 1;8A1, "mon3 ot0er. 8&nneK /$,/ G.R. No. 62C92, p. ;1, Ro22o< In f"1t, one of
t0e i5e r"ie# b4 petitioner %"ri" +ro!i#o Goter" "n# Gre3ori" +ereG in G.R. No. 62C92 6" " fo22o6D
KKK KKK KKK
/2.(0et0er or not, in t0e "me re1ontit5tion pro1ee#in3, repon#ent :5#3e %i#p"nt"o '.
&#i2 0"# t0e "5t0orit4 to #e12"re " n522 "n# !oi# t0e tr"nfer 1ertifi1"te of tit2e in t0e n"me of
petitioner Maria Provido +otera and 'er ot'er co*o,ners./ 8p. 3, Ro22o) $mp0"i 5pp2ie#<
It t05 "ppe"r t0"t t0e p2"intiff in *i!i2 *"e No. 1;8A1 6ere pri!ie to G.R. No. 62C92 1ontr"r4 to t0e tri"2 1o5rtB
fin#in3 t0"t t0e4 6ere not.
G.R. No. 62C92 "ffirme# t0e or#er of t0e t0en *o5rt of -irt Int"n1e of I2oi2o in t0e re1ontit5tion pro1ee#in3
#e12"rin3 T*T No. 2;AA2 in t0e n"me of +ro!i#o o!er 'ot No. 9;1A, St". @"rb"r" *"#"tre n522 "n# !oi# for bein3
fr"5#52ent24 obt"ine# "n# #e12"rin3 T*T No. 1C6C98 o!er t0e "me p"r1e2 'ot No. 9;1A, St". @"rb"r" *"#"tre in t0e
n"me of petitioner $#5"r#o @"r"n#" "n# &2fono Hit"2i" !"2i# "n# 5bitin3.
T0e #e1iion in G.R. No. 62C92 be1"me fin"2 "n# eKe15tor4 on %"r10 2;, 1983 2on3 before *i!i2 *"e No. 1;8A1 6"
fi2e#.
,n#er t0ee 1ir15mt"n1e, it i 1r4t"2 12e"r t0"t t0e +ro!i#o, pri!"te repon#ent 0erein, in fi2in3 *i!i2 *"e No.
1;8A1 6ere tr4in3 to #e2"4 t0e f522 imp2ement"tion of t0e fin"2 #e1iion in G.R. No. 62C92 " 6e22 " G.R. No. 69932
60erein t0i *o5rt or#ere# imme#i"te imp2ement"tion of t0e 6rit of poeion "n# #emo2ition in t0e
re1ontit5tion pro1ee#in3 in!o2!in3 'ot No. 9;1A, St". @"rb"r" *"#"tre.
T0e p5rpoe of " noti1e of lis pendens i #efine# in t0e fo22o6in3 m"nnerD
/Lis pendens 0" been 1on1ei!e# to prote1t t0e re"2 ri30t of t0e p"rt4 1"5in3 t0e re3itr"tion
t0ereof. (it0 t0e lis pendens #524 re1or#e#, 0e 1o52# ret e15re t0"t 0e 6o52# not 2oe t0e
propert4 or "n4 p"rt of it. -or, noti1e of lis pendens er!e " " 6"rnin3 to " prope1ti!e
p5r10"er or in15mbr"n1er t0"t t0e p"rti152"r propert4 i in 2iti3"tion) "n# t0"t 0e 0o52#
7eep 0i 0"n# off t0e "me, 5n2e of 1o5re 0e inten# to 3"mb2e on t0e re52t of t0e
2iti3"tion. 8Se1tion 29, R52e 19, R52e of *o5rt) :"mor" !. D5r"n, et "2., 69 +0i2. 3, 11) I %"rtin,
R52e of *o5rt, p. 91;, footnote 3, 1itin3 1"e.</ 8N"t"=o !. $teb"n, 18 S*R& 981, 98;>986<.
T0e pri!"te repon#ent "re not entit2e# to t0i prote1tion. T0e f"1t obt"inin3 in t0i 1"e ne1eit"te t0e "pp2i1"tion
of t0e r52e en5n1i"te# in t0e 1"e of Victoriano v. Rovira 8;; +0i2. 1CCC<, Municipal Council of Paraa!ue v. Court
of "irst Instance of Ri#al 8AC +0i2. 363< "n# Sar$iento v. %rti# 81C S*R& 1;8<, to t0e effe1t t0"tD
/(e 0"!e on1e 0e2# t0"t 60i2e or#in"ri24 " noti1e of pen#en14 60i10 0" been fi2e# in " proper
1"e, 1"nnot be 1"n1e22e# 60i2e t0e "1tion i pen#in3 "n# 5n#etermine#, t0e proper 1o5rt 0"
t0e #i1retion"r4 po6er to 1"n1e2 it 5n#er pe152i"r 1ir15mt"n1e, " for int"n1e, 60ere t0e
e!i#en1e o f"r preente# b4 t0e p2"intiff #oe not be"r o5t t0e m"in "22e3"tion of 0i
1omp2"int, "n# 60ere t0e 1ontin5"n1e of t0e tri"2, for 60i10 t0e p2"intiff i reponib2e, "re
5nne1e"ri24 #e2"4in3 t0e #etermin"tion of t0e 1"e to t0e preE5#i1e of t0e #efen#"nt.
8Vi1tori"no !. Ro!ir", supra& T0e %5ni1ip"2 *o5n1i2 of +"r"="F5e !. *o5rt of -irt Int"n1e of
RiG"2, supra</
T0e f"1t of t0i 1"e in re2"tion to t0e e"r2ier 1"e bro530t "22 t0e 6"4 to t0e S5preme *o5rt i225tr"te 0o6 t0e
pri!"te repon#ent trie# to b2o17 b5t 5n511ef5224 t0e "2re"#4 fin"2 #e1iion in G.R. No. 62C92 "n# G.R. No.
69932.
+"rent0eti1"224, repon#ent :5#3e Tito G5ti2o "b5e# 0i #i1retion in 5t"inin3 t0e repon#ent &1tin3 Re3iter of
Dee#B t"n# t0"t t0e noti1e of lis pendens in t0e 1ertifi1"te of tit2e of t0e petitioner o!er 'ot No. 9;A1, @"rb"r"
*"#"tre 1"nnot be 1"n1e22e# on t0e 3ro5n# of pen#en14 of *i!i2 *"e No. 1;8A1 6it0 t0e *o5rt of &ppe"2. In
5p0o2#in3 t0e poition of t0e &1tin3 Re3iter of Dee# b"e# on Se1tion AA of +rei#enti"2 De1ree No. 1;29, 0e
1on!enient24 for3ot t0e firt p"r"3r"p0 t0ereof 60i10 pro!i#eD
/Cancellation of lis pendens. . @efore fin"2 E5#3ment, " noti1e of 2i pen#en m"4 be
1"n1e22e# 5pon Or#er of t0e *o5rt "fter proper 0o6in3 t0"t t0e noti1e i for t0e p5rpoe of
mo2etin3 t0e "#!ere p"rt4, or t0"t it i not ne1e"r4 to prote1t t0e ri30t of t0e p"rt4 60o
1"5e# it to be re3itere#. It m"4 "2o be 1"n1e22e# b4 t0e Re3iter of Dee# 5pon !erifie#
petition of t0e p"rt4 60o 1"5e# t0e re3itr"tion t0ereof./
T0i *o5rt 1"nnot 5n#ert"n# 0o6 repon#ent :5#3e G5ti2o 1o52# 0"!e been mi2e# b4 t0e repon#ent &1tin3
Re3iter of Dee# on t0i m"tter 60en in f"1t 0e 6" t0e "me :5#3e 60o i5e# t0e or#er #imiin3 *i!i2 *"e No.
1;8A1 promptin3 t0e pri!"te repon#ent to "ppe"2 "i# or#er #"te# O1tober 1C, 1989 to t0e *o5rt of &ppe"2. T0e
re1or# of t0e m"in 1"e "re ti22 6it0 t0e 1o5rt be2o6 b5t b"e# on t0e or#er, it 1"n be "fe24 "5me# t0"t t0e
!"rio5 p2e"#in3 fi2e# b4 t0e p"rtie 5beF5ent to t0e motion to #imi fi2e# b4 t0e petitioner 8t0e #efen#"nt
t0erein< to510e# on t0e i5e of t0e !"2i#it4 of T*T No. 2;AA2 in t0e n"me of t0e +ro!i#o o!er 'ot N5mber 9;A1, St".
@"rb"r" *"#"tre in t0e 2i30t of t0e fin"2 #e1iion in G.R. No. 62C92 "n# G.R. No. 69932.
T0e neKt F5etion to be #etermine# i on t0e n"t5re of t0e #5t4 of t0e Re3iter of Dee# to "nnot"te "n#Mor 1"n1e2
t0e noti1e of lis pendens in " torren 1ertifi1"te of tit2e.
Se1tion 1C, +rei#enti"2 De1ree No. 1;29 t"te t0"t /It 0"22 be t0e #5t4 of t0e Re3iter of Dee# to imme#i"te24
re3iter "n intr5ment preente# for re3itr"tion #e"2in3 6it0 re"2 or peron"2 propert4 60i10 1omp2ie 6it0 "22 t0e
reF5iite for re3itr"tion . . . If t0e intr5ment i not re3itr"b2e, 0e 0"22 fort06it0 #en4 re3itr"tion t0ereof "n#
inform t0e preentor of 510 #eni"2 in 6ritin3, t"tin3 t0e 3ro5n# or re"on t0erefore, "n# "#!iin3 0im of 0i ri30t
to "ppe"2 b4 consulta in "11or#"n1e 6it0 Se1tion 11A of t0i De1ree./
Se1tion 11A pro!i#e t0"t /(0en t0e Re3iter of Dee# i in #o5bt 6it0 re3"r# to t0e proper tep to be t"7en or
memor"n#" to be m"#e in p5r5"n1e of "n4 #ee#, mort3"3e or ot0er intr5ment preente# to 0im for re3itr"tion or
60ere "n4 p"rt4 in interet #oe not "3ree 6it0 t0e "1tion t"7en b4 t0e Re3iter of Dee# 6it0 referen1e to "n4 510
intr5ment, t0e F5etion 0"22 be 5bmitte# to t0e *ommiion of '"n# Re3itr"tion b4 t0e Re3iter of Dee#, or b4
t0e p"rt4 in interet t0r5 t0e Re3iter of Dee# . . ./

T0e e2ement"r4 r52e in t"t5tor4 1ontr51tion i t0"t 60en t0e 6or# "n# p0r"e of t0e t"t5te "re 12e"r "n#
5neF5i!o1"2, t0eir me"nin3 m5t be #etermine# from t0e 2"n35"3e emp2o4e# "n# t0e t"t5te m5t be t"7en to me"n
eK"1t24 60"t it "4. 8Aparri v. Court of Appeals, 12A S*R& 231) Insular Ban- of Asia and A$erica E$plo.ees/
0nion 1IBAAE02 v. Incion3, 132 S*R& 663< T0e t"t5te 1on1ernin3 t0e f5n1tion of t0e Re3iter of Dee# to re3iter
intr5ment in " torren 1ertifi1"te of tit2e i 12e"r "n# 2e"!e no room for 1ontr51tion. &11or#in3 to (ebterB T0ir#
Intern"tion"2 Di1tion"r4 of t0e $n32i0 '"n35"3e . t0e 6or# s'all me"n /o530t to, m5t, . . . ob2i3"tion > 5e# to
eKpre " 1omm"n# or eK0ort"tion, 5e# in 2"6, re352"tion or #ire1ti!e to eKpre 60"t i m"n#"tor4./ Hen1e, t0e
f5n1tion of " Re3iter of Dee# 6it0 referen1e to t0e re3itr"tion of #ee# en15mbr"n1e, intr5ment "n# t0e 2i7e i
miniteri"2 in n"t5re. T0e repon#ent &1tin3 Re3iter of Dee# #i# not 0"!e "n4 2e3"2 t"n#in3 to fi2e " motion for
re1oni#er"tion of t0e repon#ent :5#3eB Or#er #ire1tin3 0im to 1"n1e2 t0e noti1e of lis pendens "nnot"te# in t0e
1ertifi1"te of tit2e of t0e petitioner o!er t0e 5bEe1t p"r1e2 of 2"n#. In 1"e of #o5bt " to t0e proper tep to be t"7en
in p5r5"n1e of "n4 #ee# . . . or ot'er instru$ent preente# to 0im, 0e 0o52# 0"!e "7e# t0e opinion of t0e
*ommiioner of '"n# Re3itr"tion no6, t0e &#minitr"tor of t0e N"tion"2 '"n# Tit2e "n# Dee# Re3itr"tion
&#minitr"tion in "11or#"n1e 6it0 Se1tion 11A of +rei#enti"2 De1ree No. 1;29.
In t0e 52tim"te "n"24i, 0o6e!er, t0e reponibi2it4 for t0e #e2"4 in t0e f522 imp2ement"tion of t0i *o5rtB "2re"#4
fin"2 reo25tion in G.R. No. 62C92 "n# G.R. No. 69932 60i10 in125#e t0e 1"n1e22"tion of t0e noti1e of lis pendens
"nnot"te# in t0e 1ertifi1"te of tit2e of t0e petitioner o!er 'ot No. 9;1A of t0e St". @"rb"r" *"#"tre f"22 on t0e
repon#ent :5#3e. He 0o52# ne!er 0"!e "22o6e# 0ime2f to be1ome p"rt of #i2"tor4 t"1ti1, 3i!in3 " eK15e t0e
6ron3 impreion t0"t *i!i2 *"e No. 1;8A1 fi2e# b4 t0e pri!"te repon#ent in!o2!e "not0er et of p"rtie 12"imin3
'ot No. 9;1A 5n#er t0eir o6n Torren *ertifi1"te of Tit2e.
(H$R$-OR$, t0e int"nt petition i GR&NT$D. T0e -ebr5"r4 12, 198A or#er of t0e Re3ion"2 Tri"2 *o5rt of I2oi2o,
@r"n10 23 i R$INST&T$D. &22 5beF5ent or#er i5e# b4 t0e tri"2 1o5rt 60i10 "nn522e# t0e -ebr5"r4 12, 198A
or#er "re S$T &SID$. *ot "3"int t0e pri!"te repon#ent.
SO ORD$R$D.
"ernan C.(.4 "eliciano4 Bidin "n# Cortes4 ((., 1on15r.
BARANDA v. GUSTILO case d!es"
GR No. 81163 September 26, 1988
FACTS# & p"r1e2 of 2"n# #ei3n"te# " 'ot No. 9;1A of t0e *"#"tr"2 S5r!e4 of St". @"rb"r", I2oi2o 1o!ere# b4
ori3in"2 1ertifi1"te of tit2e no. 69C6 i t0e 2"n# 5bEe1t of t0e #ip5te bet6een petitioner 8$#5"r#o S. @"r"n#" "n#
&2fono Hit"2i"< "n# repon#ent 8Gre3orio +ereG, %"ri" Goter" "n# S5"n Si2"o<. @ot0 p"rtie 12"ime# o6ner0ip
"n# poeion o!er t0e "i# 2"n#. Ho6e!er #5rin3 t0e tri"2, it 6" fo5n# t0"t t0e tr"nfer 1ertifi1"te of tit2e 0e2# b4
repon#ent 6" fr"5#52ent24 "1F5ire#. So t0e tr"nfer 1ertifi1"te of tit2e 6" or#ere# to be p5t in t0e n"me of
petitioner. In 1omp2i"n1e 6it0 t0e or#er or t0e RT*, t0e &1tin3 Re3iter of Dee# &!ito S"12"5o "nnot"te# t0e
or#er #e12"rin3 T*T T>2;AA2 n522 "n# !oi#, 1"n1e22e# t0e "me "n# i5e# ne6 1ertifi1"te of tit2e in t0e n"me of
petitioner. Ho6e!er, b4 re"on of " ep"r"te 1"e pen#in3 in t0e *o5rt of &ppe"2, " noti1e of 2i pen#en 6"
"nnot"te# in t0e ne6 1ertifi1"te of tit2e. T0i prompte# t0e petitioner to mo!e for t0e 1"n1e22"tion of t0e noti1e of 2i
pen#en in t0e ne6 1ertifi1"te. :5#3e Tito G5ti2o t0en or#ere# t0e &1tin3 Re3iter of Dee# for t0e 1"n1e22"tion of
t0e noti1e of 2i pen#en b5t t0e &1tin3 Re3iter of Dee# fi2e# " motion for re1oni#er"tion in!o7in3 Se1 AA of +D
1;29.
ISSUE# (0"t i t0e n"t5re of t0e #5t4 of t0e Re3iter of Dee# to "nnot"te or "nn52 " noti1e of 2i pen#en in "
Torren 1ertifi1"te of tit2eL
HELD# :5#3e G5ti2o "b5e# 0i #i1retion in 5t"inin3 t0e &1tin3 Re3iter of Dee#N t"n# t0"t t0e noti1e of 2i
pen#en 1"nnot be 1"n1e22e# on t0e 3ro5n# of pen#en14 of t0e 1"e in t0e *o5rt of &ppe"2. T0e f5n1tion of t0e
Re3iter of Dee# 6it0 referen1e to t0e re3itr"tion of #ee#, en15mbr"n1e, intr5ment "n# t0e 2i7e i miniteri"2 in
n"t5re. T0e "1tin3 re3iter of #ee# #i# not 0"!e "n4 2e3"2 t"n#in3 to fi2e " motion for re1oni#er"tion of t0e :5#3eN
Or#er #ire1tin3 0im to 1"n1e2 t0e noti1e of 2i pen#en. Se1. 1C of +D 1;29 t"te t0"tD OIt 0"22 be t0e #5t4 of t0e
re3iter of #ee# to imme#i"te24 re3iter "n intr5ment preente# for re3itr"tion #e"2in3 6it0 re"2 or peron"2
propert4 60i10 1omp2ie 6it0 "22 t0e reF5iite for re3itr"tion. If t0e intr5ment i not re3iter"b2e, 0e 0"22
fort06it0 #en4 re3itr"tion t0ereof "n# inform t0e preentor or 510 #eni"2 in 6ritin3, t"tin3 t0e 3ro5n# "n#
re"on t0erefore, "n# "#!iin3 0im of 0i ri30t to "ppe"2 b4 1on52t" in "11or#"n1e 6it0 Se1 11A of t0i #e1ree.P On
t0e ot0er 0"n#, Se1 11A of +D 11A t"te t0"tD O(0en t0e Re3iter of Dee# i in #o5bt 6it0 re3"r# to t0e proper tep
to be t"7en or memor"n#" to be m"#e in p5r5"n1e of "n4 #ee#, mort3"3e or ot0er intr5ment preente# to 0im for
re3itr"tion or 60ere "n4 p"rt4 in interet #oe not "3ree 6it0 t0e "1tion t"7en b4 t0e Re3iter of Dee# 6it0
referen1e to "n4 510 intr5ment, t0e F5etion 0"22 be 5bmitte# to t0e *ommiion of '"n# Re3itr"tion b4 t0e
Re3iter of Dee#, or b4 t0e p"rt4 in interet t0r5 t0e Re3iter of Dee#.P