The Supreme Court has ruled that the prescriptive period for filing a claim against the Assurance Fund due to fraudulent land registration begins when the innocent purchaser for value registers the title and the original title holder gains actual knowledge of this registration. This decision protects property owners unjustly deprived of their land through fraud, ensuring they have a fair chance to seek compensation. It balances the need to protect innocent purchasers with the rights of original owners who were not negligent.

Stolen Land, Silent Owners: How Long Do Victims of Title Fraud Have to Claim Compensation?

This case revolves around a piece of land in Legazpi City owned by Spouses Jose Manuel and Maria Esperanza Ridruejo Stilianopoulos. While residing in Spain, Jose Manuel discovered that Jose Fernando Anduiza had fraudulently canceled their title and registered the land in his own name. Anduiza then mortgaged the property, which was later foreclosed and sold to different parties. The Spouses Stilianopoulos sought to recover the land and claim compensation from the Assurance Fund, a state-managed fund designed to protect landowners against losses due to registration errors or fraud. The central legal question is: When does the six-year prescriptive period to file a claim against this fund begin?

The Court grappled with the interpretation of Section 102 of Presidential Decree No. 1529, the Property Registration Decree, which states that any action for compensation against the Assurance Fund must be instituted “within a period of six years from the time the right to bring such action first occurred.” The Court needed to determine the specific moment when this right of action “first occurred” for landowners defrauded under the Torrens system.

A key element in the case was the status of subsequent purchasers of the land. The Regional Trial Court (RTC) determined that Spouses Amurao and the Co Group were innocent purchasers for value (IPVs), meaning they bought the land in good faith and without knowledge of the fraudulent transfer. This finding was critical because the Assurance Fund becomes liable when the property ends up in the hands of an IPV, barring the original owner from recovering the land itself. Public policy dictates that those unjustly deprived of their rights over real property by reason of the operation of our registration laws be afforded remedies.

The Register of Deeds and the National Treasurer argued that the prescriptive period should begin from the date Anduiza fraudulently registered the land in his name. However, the Supreme Court disagreed, emphasizing that the right to claim against the Assurance Fund arises not from the initial fraudulent act but from the subsequent registration of the property in the name of an IPV. This is because the IPV’s title is generally indefeasible, preventing the original owner from reclaiming the property directly. In short, the loss, damage or deprivation becomes compensable under the Assurance Fund when the property has been further registered in the name of an innocent purchaser for value.

Section 95. *Action for compensation from funds*. – A person who, without negligence on his part, sustains loss or damage, or is deprived of land or any estate or interest therein in consequence of the bringing of the land under the operation of the Torrens system or arising after original registration of land, through fraud or in consequence of any error, omission, mistake or misdescription in any certificate of title or in any entry or memorandum in the registration book, and who by the provisions of this Decree is barred or otherwise precluded under the provision of any law from bringing an action for the recovery of such land or the estate or interest therein, may bring an action in any court of competent jurisdiction for the recovery of damages to be paid out of the Assurance Fund.

The Court further clarified that the **constructive notice rule**, which generally imputes knowledge of registered transactions to the public, should not automatically apply to Assurance Fund claims. Applying constructive notice would unfairly penalize landowners who were unaware of the fraud and diligently held their own title documents. Justice Marvic M.V.F. Leonen during the deliberations stated that the constructive notice rule on registration should not be made to apply to title holders who have been unjustly deprived of their land without their negligence.

Therefore, the Court concluded that the six-year prescriptive period should be reckoned from the moment the IPV registers their title and the original title holder gains actual knowledge of the registration. The Court stated that, for purposes of determining the right to bring an action against the Assurance Fund, should be reckoned from the moment the innocent purchaser for value registers his or her title and upon actual knowledge thereof of the original title holder/claimant. In this case, the Spouses Stilianopoulos discovered the fraudulent transactions on January 28, 2008, and filed their claim on March 18, 2009, well within the six-year period. As a result, the Court reversed the Court of Appeals’ decision and reinstated the RTC’s ruling holding the National Treasurer subsidiarily liable for the claim.

This decision provides significant protection for landowners against fraudulent land grabs, particularly when they reside abroad or are otherwise unaware of illicit transactions affecting their property. It underscores the importance of the Assurance Fund as a safety net for those who lose their land through no fault of their own. The Court recognized that the Assurance Fund was meant as a form of State insurance that allows recompense to an original title holder who, without any negligence on his part whatsoever, had been apparently deprived of his land initially by a usurper.

FAQs

What is the Assurance Fund?	It’s a state-managed fund designed to compensate landowners who lose their property due to fraud, errors, or omissions in land registration. It acts as a form of insurance for the Torrens system’s operation.
Who is an innocent purchaser for value (IPV)?	An IPV is someone who buys property in good faith, without knowledge of any defects in the seller’s title, and pays a fair price for it. They are protected by the Torrens system.
What is the constructive notice rule?	It’s a legal principle stating that the registration of a document (like a deed) serves as notice to the entire world of the transaction. This means everyone is presumed to know about it.
When does the prescriptive period start for Assurance Fund claims?	According to this ruling, it starts when the IPV registers the title and the original owner gains actual knowledge of this registration. This provides greater protection for unwitting landowners.
What if the original owner was negligent?	If the original owner was negligent in protecting their property rights, they may be barred from claiming against the Assurance Fund. Diligence is a key factor.
Can I recover the land itself from an IPV?	Generally, no. The Torrens system protects IPVs, so the original owner is usually limited to seeking compensation from the Assurance Fund.
What if the fraud was committed by a Register of Deeds employee?	The Assurance Fund may still be liable, and the action would be brought against the Register of Deeds and the National Treasurer. The involvement of registry personnel strengthens the claim.
What is the significance of this ruling?	This decision offers a fair opportunity for land owners unjustly deprived of their land through fraud, ensuring they have a reasonable chance to seek compensation.

This Supreme Court decision is a victory for landowners vulnerable to fraudulent land transactions. By clarifying the reckoning point for the prescriptive period, the Court has strengthened the Assurance Fund’s role in protecting property rights. This ruling promotes fairness and equity within the Torrens system, ensuring that the fund serves its intended purpose of compensating those who lose their land through no fault of their own.

For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.

Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: Spouses Jose Manuel and Maria Esperanza Ridruejo Stilianopoulos v. The Register of Deeds for Legazpi City and The National Treasurer, G.R. No. 224678, July 03, 2018