ni Atty. Persida Rueda-Acosta @Magtanong Kay Attorney | Dec. 10, 2024
Dear Chief Acosta,
Ano ba ang ibig sabihin ng adverse claim? Kailangan pa bang mag-file ng kaso sa korte para lang maalis ito? — Marlon
Dear Marlon,
Nakasaad sa Seksyon 270 ng Presidential Decree No. 1529, o mas kilala sa tawag na Property Registration Decree, ang probisyon patungkol sa tinatawag na adverse claim:
“Section 70. Adverse claim. Whoever claims any part or interest in registered land adverse to the registered owner, arising subsequent to the date of the original registration, may, if no other provision is made in this Decree for registering the same, make a statement in writing setting forth fully his alleged right or interest, and how or under whom acquired, a reference to the number of the certificate of title of the registered owner, the name of the registered owner, and a description of the land in which the right or interest is claimed.
The statement shall be signed and sworn to, and shall state the adverse claimant's residence, and a place at which all notices may be served upon him. This statement shall be entitled to registration as an adverse claim on the certificate of title. The adverse claim shall be effective for a period of thirty days from the date of registration. After the lapse of said period, the annotation of adverse claim may be canceled upon filing of a verified petition therefor by the party in interest: Provided, however, that after cancellation, no second adverse claim based on the same ground shall be registered by the same claimant.
Before the lapse of thirty days aforesaid, any party in interest may file a petition in the Court of First Instance where the land is situated for the cancellation of the adverse claim, and the court shall grant a speedy hearing upon the question of the validity of such adverse claim, and shall render judgment as may be just and equitable. If the adverse claim is adjudged to be invalid, the registration thereof shall be ordered canceled. If, in any case, the court, after notice and hearing, shall find that the adverse claim thus registered was frivolous, it may fine the claimant in an amount not less than one thousand pesos nor more than five thousand pesos, in its discretion. Before the lapse of thirty days, the claimant may withdraw his adverse claim by filing with the Register of Deeds a sworn petition to that effect.”
Ayon sa nasabing batas, ang adverse claim ay isang uri ng hindi boluntaryong pakikitungo na idinisenyo upang protektahan ang interes ng isang tao sa isang piraso ng ari-arian sa pamamagitan ng pagpapaalam sa ibang tao na mayroong kontrobersya sa pagmamay-ari ng lupa. Ito ay naglalayong pangalagaan at protektahan ang karapatan ng adverse claimant sa panahon ng paghihintay ng kontrobersya, kung saan ang pagpaparehistro ng naturang interes o karapatan ay hindi isinasaad ng Property Registration Decree. Ang adverse claim ay nagsisilbing paunawa sa ibang tao na ang anumang transaksyon tungkol sa pinagtatalunang lupa ay napapailalim sa magiging desisyon o resulta ng hindi pagkakaunawaan.
Kaugnay sa nabanggit, binigyang-linaw sa kasong Valderama vs. Arguelles (G.R. No. 223660, 02 April 2018) sa panulat ni Honorable Associate Justice Noel Tijam, na ang adverse claim ay maaari lamang kanselahin sa pamamagitan ng petisyon sa korte, viz.:
“[A]n adverse claim may only be cancelled upon filing of a petition before the court which shall conduct a hearing on its validity while a notice of lis pendens may be cancelled without a court hearing.”
Nasabi rin ng Korte Suprema sa kasong Central Realty and Development Corporation vs. Solar Resources, Inc. (G.R. No. 229408, 9 November 2020) sa panulat ni Honorable Associate Justice Amy Lazaro-Javier, ang dahilan kung bakit kinakailangan ang paglilitis o hearing sa korte:
“The reason why the law provides for a hearing where the validity of the adverse claim is to be threshed out is to afford the adverse claimant an opportunity to be heard, providing a venue where the propriety of his claimed interest can be established or revoked, all for the purpose of determining at last the existence of any encumbrance on the title arising from such adverse claim.”
Samakatuwid, ang dahilan kung bakit itinatakda ng batas ang isang pagdinig, kung saan ang bisa ng adverse claim ay susuriin, ay upang bigyan ang adverse claimant ng pagkakataon na marinig kung dapat bang manatili o tanggalin ang kanyang habol, para sa layunin na matukoy sa wakas ang pagkakaroon ng anumang sagabal sa titulo na nagmumula sa naturang adverse claim.
Sana ay nabigyan namin ng linaw ang iyong katanungan. Ang payong aming ibinigay ay base lamang sa mga impormasyon na iyong inilahad at maaaring magbago kung mababawasan o madaragdagan ang mga detalye ng iyong salaysay.
Maraming salamat sa iyong patuloy na pagtitiwala.
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