GELE Cadastral Surveys & Land Laws — Land Registration and Public Land LawsStudy Notes

The **Torrens system** is a State-guaranteed land registration system that provides conclusive, indefeasible evidence of ownership. Under **Presidential Decree No. 1529 (Property Registration Decree of 1978)**, which consolidated earlier legislation including Act 496, the **certificate of title** issued by the Registry of Deeds is the supreme and conclusive proof of registered ownership. **Key Characteristics of the Torrens System:** • **Indefeasibility** — After the registration period (typically one year), the registered title becomes indefeasible and cannot be defeated except by fraud, creditors' rights, or adverse possession (under very specific conditions). • **State Guarantee** — The government, through the Land Registration Authority (LRA), guarantees the title. If the title proves defective due to LRA error, the State may indemnify the owner. • **Certificate of Title** — This is the official instrument proving ownership. It contains the property description, owner's name, encumbrances (mortgages, easements), and registration details. • **Registered vs. Unregistered Land** — Registered land under the Torrens system enjoys superior legal protection compared to unregistered (public domain) land. **How It Works:** 1. A land survey is conducted and approved by the Department of Environment and Natural Resources – Land Management Bureau (DENR-LMB). 2. An application for registration is filed with the Registry of Deeds, supported by the approved survey plan and technical description. 3. The Registry publishes notice and accepts objections during a prescribed period. 4. Upon confirmation of the application, the Registry issues an **Original Certificate of Title (OCT)**. 5. Subsequent transfers (sales, donations, inheritance) generate **Transfer Certificates of Title (TCT)**, each recorded sequentially. **Important Legal Distinctions:** • **OCT (Original Certificate of Title)** — Issued when land is **first registered** under the Torrens system. It represents initial establishment of the registered owner's title. • **TCT (Transfer Certificate of Title)** — Issued upon each **subsequent transfer** of registered land. The TCT carries the registration number and the new owner's name. • **Indefeasibility Period** — After one year of registration without successful challenge, the title becomes indefeasible. Prior to that, claims of fraud or hidden defects may still be raised. **Application to Geodetic Engineering:** The approved survey plan, drawn according to DENR standards and coordinate systems (PRS92/WGS84, PPCS/UTM), is a prerequisite document for registration. The survey must clearly delineate boundaries, area, and location relative to established monuments and reference points.

The **Commonwealth Act No. 141 (Public Land Act, enacted 1936)** is the fundamental statute governing the classification and disposition of public lands in the Philippines. Under this law, not all public land can be titled; only **alienable and disposable (A&D)** land may be transferred to private ownership. **Land Classification Under CA 141:** **Alienable & Disposable (A&D) Lands** — These public lands may be titled to private individuals and are the only category that can be registered under the Torrens system. Examples include agricultural land, residential subdivisions, and commercial areas designated as A&D by presidential proclamation or DENR-LMB classification. **Non-Alienable Lands** — These remain permanently in State ownership and cannot be titled: - **Forest lands** — Protected for conservation and watershed management. - **Mineral lands** — Reserved for State mineral exploration and development. - **Protected areas** — National parks, game reserves, and environmentally sensitive zones. - **Military reservations** — Defense and security facilities. **Condition for Titling Under CA 141:** Land must be **officially classified as A&D** by the DENR-LMB. This classification is confirmed through: 1. **Presidential Proclamation** — Officially opens lands for private disposition. 2. **DENR Administrative Certification** — Confirms the A&D status based on technical survey and land-use classification. Without this official A&D classification, even occupied land cannot be legally titled. **Methods of Land Disposition Under CA 141:** 1. **Homestead Patent** — An occupant of public land (meeting residence and improvement requirements) may file for a homestead patent, granting fee-simple ownership of up to 16 hectares (or 24 hectares in specific regions). 2. **Free Patent** — For occupants who have improved and occupied the land but do not qualify for homestead patents; granted without purchase price. 3. **Sales Patent** — Public land sold to the occupant at appraised market value, typically for commercial or non-residential use. 4. **Judicial/Administrative Confirmation of Imperfect Title** — For persons who have occupied land for the statutory period (often 10 years) but lack formal title; confirmation grants a recognized title. **Connection to Survey Work:** Before any patent is issued, the DENR-LMB must **approve a survey plan** prepared by a licensed geodetic engineer. The survey must: - Clearly identify the parcel's boundaries using PPCS/UTM coordinates or PRS92 references. - Relate the parcel to established monuments and control points. - Verify that the land is within a classified A&D zone. - Include a technical description (metes and bounds) prepared per DENR standards. **Critical Distinction:** A farmer occupying forest land for 50 years has **no right to title** under CA 141 because forest land is non-alienable. However, the same farmer occupying classified A&D agricultural land for 10 years may apply for confirmation of imperfect title, provided the land is surveyed and approved by DENR-LMB.

Understanding the roles of government agencies and the documents required in the registration process is essential for geodetic engineers involved in cadastral surveys and land disposition. **Government Agencies:** **Land Registration Authority (LRA) and Registry of Deeds:** - Operates under the Supreme Court (Judiciary). - Maintains the registry of all Torrens-registered titles in each province/city. - Issues and custodizes **Original Certificates of Title (OCT)** and **Transfer Certificates of Title (TCT)**. - Records all transfers, mortgages, easements, and other encumbrances. - Adjudicates applications for initial registration. - Ensures compliance with the Property Registration Decree (PD 1529). **Department of Environment and Natural Resources – Land Management Bureau (DENR-LMB):** - Classifies public lands (A&D, forest, mineral, protected). - **Approves land surveys** prepared by licensed geodetic engineers. - Verifies that proposed land use conforms to the A&D classification. - Issues **Certificate of A&D Classification** when applicable. - Issues **Land Patents** (homestead, free, sales) after survey approval and adjudication. - Maintains records of public-land disposition. **Bureau of Lands (BoL) — Historical Context:** - Historically managed public-land surveys and disposition; functions now integrated into DENR-LMB. - References to BoL in older statutes and documents refer to what is now DENR-LMB. **Essential Documents for Registration:** **1. Approved Survey Plan (Plano)** - Prepared by a licensed geodetic engineer. - Shows the parcel's boundaries, area, and location using PPCS/UTM coordinates or PRS92 references. - Includes lot numbers, adjacent properties, and reference monuments. - Approved by DENR-LMB (for public-land disposition) or by the LRA (for cadastral surveys in registered areas). - Must comply with **RA 4374** (Geodetic Engineering Practice Law) and PRC Regulation requirements. **2. Technical Description (Metes and Bounds)** - A written narrative of the property boundaries using bearings, distances, and monuments. - Example format: *"Starting from a concrete monument at the northwest corner, marked as Point 1 (N 8°45'12.5" E, coordinate X = 352,415.52 m, Y = 1,425,987.63 m in PRS92/PPCS Zone III), thence south 45°30'15.2" east for a distance of 245.67 m to Point 2…"* - Must be prepared per DENR-LMB or LRA standards. - Attached to the survey plan and registered with the title. **3. Original Certificate of Title (OCT)** - Issued upon first registration under the Torrens system. - Contains owner's name, property description, area, and registered rights. - Shows any encumbrances (mortgages, easements, tax liens). - Issued by the Registry of Deeds in the province where the land is located. **4. Transfer Certificate of Title (TCT)** - Issued upon transfer of registered land (sale, donation, inheritance). - Replaces the previous title. - Shows the new owner and maintains the chain of title. - Each TCT is numbered sequentially (e.g., TCT No. 001234, TCT No. 001235, etc.). **5. Tax Declaration (TD)** - Issued by the municipal/city assessor. - Proof of assessed value for tax purposes. - Often required as supporting document for registration applications. - Not proof of ownership, but evidence of occupancy and use. **6. Land Patent (For Public-Land Disposition)** - Issued by DENR-LMB after approval of the survey plan and adjudication of the application. - Grants the settler fee-simple ownership of the public land. - May be a homestead patent, free patent, or sales patent depending on the settler's eligibility. - The patent is then registered with the Registry of Deeds to obtain an OCT. **Registration Process (Step-by-Step):** **Phase 1: Survey and Preparation** 1. Property owner or applicant engages a licensed geodetic engineer. 2. Geodetic engineer conducts fieldwork: boundary survey, corner monumentation (concrete or iron markers), coordinate determination (PRS92/PPCS/UTM), and adjacent-property verification. 3. Geodetic engineer prepares the survey plan and technical description per regulatory standards. 4. For public-land applications, DENR-LMB reviews and approves the survey plan. 5. For registered-land subdivisions, the LRA's Subdivision Committee reviews and approves. **Phase 2: Application Filing** 1. Applicant (owner or settler) prepares the registration application, including: - Approved survey plan. - Technical description (metes and bounds). - Tax declaration or proof of occupancy. - For public-land patents: proof of improvement, residence, and eligibility (for homestead). - Sworn statement or affidavit. 2. Application is filed with the Registry of Deeds (for initial Torrens registration) or with DENR-LMB (for public-land patent). **Phase 3: Publication and Objection Period** 1. The Registry of Deeds publishes the application in a newspaper and posts notice on the property. 2. Objection period (typically 30 days) allows neighbors, creditors, or claimants to lodge objections. 3. Objections are heard and adjudicated. **Phase 4: Adjudication and Issuance** 1. If no valid objections, the Registry grants the application. 2. For public-land applications, DENR-LMB may issue a land patent. 3. Registry of Deeds issues an **OCT** (first registration) or **TCT** (transfer). 4. The title is recorded in the Registry's books and a certified copy is provided to the owner. **Phase 5: Recording of Subsequent Transactions** 1. Sales, mortgages, donations, easements, and other encumbrances are recorded by annotation on the existing title. 2. Upon sale, a new **TCT** is issued to the buyer. 3. Encumbrances (e.g., mortgage liens) are noted on the back of the title until extinguished. **Connection to RA 4374 (Geodetic Engineering Practice Law):** Under **RA 4374**, only licensed geodetic engineers may: - Conduct surveys for land registration, subdivisions, and public-land disposition. - Prepare survey plans, technical descriptions, and coordinate reports compliant with government standards. - Supervise monumentation and establish control points using approved reference systems (PRS92, WGS84, PPCS, UTM). - Certify survey accuracy and compliance with legal requirements. Failure to use a licensed geodetic engineer renders the survey invalid and delays or prevents registration.

The Philippine land registration and public-land system is supported by a network of statutes and implementing regulations that geodetic engineers must understand. **Primary Statutes:** **Presidential Decree No. 1529 (Property Registration Decree, 1978)** - Consolidated land-registration law under the Torrens system. - Establishes the indefeasibility of titles after the prescribed period. - Governs the Registry of Deeds' operations and procedures. - Defines OCT and TCT issuance requirements. - Specifies the publication and objection procedures. - Provides remedies for fraudulent or erroneous titles. - **Most frequently cited in PRC exam questions on land registration.** **Commonwealth Act No. 141 (Public Land Act, 1936)** - Classifies public lands (A&D, forest, mineral, protected). - Authorizes homestead, free patent, and sales patent disposition. - Requires DENR-LMB approval of surveys before patent issuance. - Establishes occupancy, improvement, and residence requirements for settlers. - Specifies the conditions under which imperfect titles may be confirmed. - **Essential for understanding public-land disposition.** **Republic Act No. 4374 (Geodetic Engineering Practice Law, 1965)** - Establishes the profession of geodetic engineering in the Philippines. - Requires licensure by the PRC Board of Geodetic Engineers. - Mandates that only licensed geodetic engineers conduct surveys for registration, subdivision, and public-land applications. - Specifies technical standards and ethical requirements. - Provides penalties for unlicensed practice. - **Critical for understanding the legal role of the geodetic engineer.** **RA 8560 (Property Registration Decree of 1998)** - Amended PD 1529 to modernize land registration procedures. - Introduced the Computerized Land Titles System (CLTS). - Streamlined the registration process and reduced application processing time. - Allows electronic filing and digital record-keeping. - Enhanced transparency and access to land-title information. - **Modernized registry procedures; reflects current practice.** **Executive Order No. 79 (1986) – Establishing the Administrative Code of 1987, Book VI (Land Titles and Deeds)** - Codified regulations on land titles, deeds, and registration. - Reorganized the Land Registration Authority under the Department of Justice (later adjusted). - Specified the Registry of Deeds' functions and responsibilities. **DENR Administrative Orders and Memoranda:** - **DENR-LMB Memorandum Orders** — Specify standards for survey plans, technical descriptions, and A&D classification. - **Land Classification Orders** — Official proclamations declaring specific lands as A&D or non-alienable. - **Geodetic Control Standards** — Define acceptable reference systems (PRS92, PPCS, UTM) and accuracy requirements. **PRC Regulation on Geodetic Engineering Practice (Board Regulation on Licensure and Practice):** - Specifies minimum technical standards for surveys supporting registration. - Defines the scope of geodetic engineering services. - Establishes ethical and professional standards. - Penalties for violation include license suspension or revocation. **Regulatory Framework for Survey Plans:** **DENR-LMB Standards (as reflected in various Memorandum Orders):** - Survey plans for land registration must include: - Lot/property identification number (PIN) or cadastral reference. - Bearings and distances of all boundary lines (metes and bounds). - Coordinates in PRS92/PPCS/UTM (to the nearest 0.01 m). - Area in square meters (calculated using coordinate geometry). - Reference to established monuments (triangulation, bench marks, permanent markers). - Scale (usually 1:500 or as appropriate). - North arrow aligned to grid or true north. - Signatures of the licensed geodetic engineer, property owner, and municipal/city assessor. **Coordinate Reference Systems:** - **PRS92 (Philippine Reference System 1992)** — The official geodetic datum for the Philippines, based on WGS84 ellipsoid. - **PPCS (Philippine Plane Coordinate System)** — Zone-based UTM-like projection system for accurate planar surveys (divided into zones, e.g., Zone III for Metro Manila and adjacent provinces). - **UTM (Universal Transverse Mercator)** — Accepted for regional surveys; Philippines uses UTM Zones 50N, 51N, and 52N depending on location. - **WGS84 (World Geodetic System 1984)** — Global reference frame; PRS92 is aligned to WGS84. **Examples of Coordinate Notation:** - PRS92/PPCS Zone III: "Coordinate N 1,425,987.63 m, E 352,415.52 m" - WGS84/UTM: "Latitude 14°35'42.5" N, Longitude 121°02'18.7" E, or in decimal: 14.594583°N, 121.038528°E" **Common Exam Pitfalls Related to Legal Framework:** 1. **Confusing CA 141 with PD 1529:** CA 141 governs public-land classification and disposition (homestead patents); PD 1529 governs Torrens registration and title indefeasibility. Both apply in sequence: first CA 141 (patent), then PD 1529 (registration). 2. **Misconception About Indefeasibility:** Indefeasibility does NOT apply instantly upon registration. It applies only after the prescribed period (typically 1 year) and does NOT protect against claims based on fraud known to the registered owner or against adverse possession in some jurisdictions. 3. **A&D Requirement:** Forest, mineral, and protected lands are **non-alienable** and cannot be titled under any circumstance, regardless of occupation length. Only A&D lands are titleable. 4. **Geodetic Engineer's Role:** A licensed geodetic engineer must approve all surveys for registration under RA 4374. Unlicensed surveys are invalid and prevent registration. 5. **Coordinate System Accuracy:** Modern surveys must use PRS92/PPCS or WGS84/UTM, not old grid systems. Coordinate accuracy must meet specified tolerances (typically ±0.05 m for boundary surveys).

Geodetic engineers frequently encounter real-world and exam scenarios that require integration of survey knowledge with land-law principles. This section covers practical applications and typical PRC board-exam questions. **Scenario 1: First-Time Registration (OCT Issuance)** **Situation:** A farmer occupies a 2.5-hectare parcel in Nueva Ecija, officially classified as A&D by DENR-LMB. The land has been in the family for 25 years, and the family has built a farmhouse and cultivated crops. The farmer has never had a Torrens title and wishes to obtain an OCT. **Process:** 1. **Survey Phase:** The farmer engages a licensed geodetic engineer to: - Conduct a boundary survey using PRS92/PPCS Zone IV coordinates. - Establish four corner monuments (concrete markers with brass caps). - Determine the area to the nearest 0.01 m² using coordinate geometry. - Prepare a survey plan showing lot number, boundaries, area, and reference points. - Prepare a technical description (metes and bounds) in the standard format. - Obtain DENR-LMB approval of the survey plan. 2. **Application Phase:** The farmer: - Prepares a registration application with the approved survey plan and technical description. - Gathers supporting documents: tax declaration, proof of residence, improvement photographs, title search (showing no prior registration). - Files the application with the Registry of Deeds in Nueva Ecija. 3. **Publication Phase:** The Registry: - Publishes the application in a local newspaper. - Posts notice on the property for 30 days. - Invites objections from neighbors, creditors, or claimants. 4. **Adjudication Phase:** If no valid objections: - The Registry adjudicated the application and approves the first registration. - The Registry issues an **OCT** (e.g., OCT No. 45678, Nueva Ecija) in the farmer's name. - The OCT shows the owner, property description, area (2.5 hectares or 25,000 m²), and any encumbrances (none in this case). **Legal Outcome:** The farmer now holds **conclusive, indefeasible Torrens title** under **PD 1529**. After 1 year, this title becomes immune to challenge except under very narrow exceptions (fraud, adverse possession). **Geodetic Engineer's Responsibility:** The geodetic engineer must ensure: - Survey accuracy within ±0.05 m horizontal tolerance. - Coordinates tied to PRS92/PPCS control points. - Boundary monuments stable and properly marked. - Technical description precise and complete. - Compliance with RA 4374 professional standards. **Typical Board Question:** *"A farmer on A&D land seeks an OCT for the first time. Under which law is the title registered? (A) CA 141 only. (B) PD 1529 only. (C) Both CA 141 (patent) and PD 1529 (registration). (D) RA 4374 only."* **Answer: (C)** — CA 141 authorizes the patent; PD 1529 governs the Torrens registration and OCT issuance. **Scenario 2: Subdivision and TCT Issuance** **Situation:** An owner has an OCT for a 1,000 m² lot in Quezon City. The owner wishes to subdivide it into four 250 m² residential lots and sell them separately. **Process:** 1. **Survey Phase:** A licensed geodetic engineer: - Surveys the original lot and its four subdivisions. - Establishes coordinates for each lot's corners in PRS92/PPCS Zone III. - Prepares a subdivision plan showing the lot layout, areas, and technical descriptions for each. - Obtains LRA approval of the subdivision plan from the Subdivision Committee. 2. **Application Phase:** The owner: - Files a subdivision application with the Registry of Deeds in Quezon City. - Attaches the approved survey plan, technical descriptions, and the original OCT. 3. **Registration Phase:** Upon LRA approval: - The Registry cancels the original OCT. - The Registry issues **four new OCTs**—one for each subdivided lot (e.g., OCT No. 88901, 88902, 88903, 88904). - Each new OCT shows a separate owner (or remains in the original owner's name until sold). 4. **Sale Phase:** When the owner sells Lot 1 to Buyer A: - The Registry of Deeds records the sale. - The original OCT No. 88901 is cancelled. - A **new TCT No. 88901** is issued in Buyer A's name. - The Registry maintains a chain of title showing the sequence of transfers. **Legal Outcome:** Each subdivided lot has its own registered title (OCT for the first owner, TCT for subsequent owners). All titles are equally protected under **PD 1529's indefeasibility provisions**. **Geodetic Engineer's Responsibility:** - Ensure subdivision survey accuracy and compliance with local zoning. - Obtain LRA approval before filing with the Registry. - Verify that total subdivided area does not exceed the original parcel area (boundary closure error check). - Prepare technical descriptions in proper metes-and-bounds format. **Typical Board Question:** *"When an OCT lot is subdivided into four lots, what documents are issued? (A) Four new OCTs. (B) Four new TCTs. (C) One OCT and three TCTs. (D) One TCT for all four lots."* **Answer: (A)** — Upon first subdivision registration, four new OCTs are issued. (If the lots are subsequently sold, TCTs replace the OCTs for those lots.) **Scenario 3: Public-Land Disposition and Land Patent** **Situation:** A settler has occupied a 3-hectare parcel of public land (classified A&D) in Laguna for 8 years. The land is unregistered but the settler has made substantial improvements (farmhouse, irrigation system, crops). The settler seeks to obtain a title and wants to understand the process. **Process:** 1. **Eligibility Check:** The settler must verify: - The land is officially classified as **Alienable & Disposable (A&D)** by DENR-LMB. - The settler meets occupancy requirements (typically 1 year for free patent, variations for homestead). - The settler has made improvements to the land. 2. **Survey Phase:** A licensed geodetic engineer: - Conducts a survey of the parcel, establishing boundaries and corner monuments. - Determines coordinates in PRS92/PPCS Zone II (Laguna is in this zone). - Prepares a survey plan and technical description per **CA 141 and DENR-LMB standards**. - Submits the survey plan to **DENR-LMB** (not directly to the Registry of Deeds) for approval. 3. **Patent Application:** The settler: - Files a patent application with DENR-LMB (or through a municipal assessor or Bureau of Lands office). - Attaches the approved survey plan, technical description, tax declaration, proof of residence, and improvement documentation. - Declares under oath that the land is unregistered and that the settler is qualified under CA 141. 4. **DENR-LMB Adjudication:** - DENR-LMB reviews the application and survey plan. - If approved, DENR-LMB issues a **Land Patent** (free patent in this case, or homestead patent if applicable). - The patent is the first legal document granting the settler ownership of the public land. 5. **Torrens Registration:** The settler: - Takes the land patent to the Registry of Deeds in Laguna. - Files an application for Torrens registration of the patent. - The Registry issues an **OCT** in the settler's name, based on the patent and the approved survey. - The OCT becomes conclusive evidence of ownership under **PD 1529**. **Legal Framework:** - **CA 141:** Governs the patent issuance and occupancy/improvement requirements. - **PD 1529:** Governs the subsequent Torrens registration and OCT indefeasibility. - **RA 4374:** Ensures the survey is conducted by a licensed geodetic engineer. **Typical Board Question:** *"A settler on unregistered public A&D land seeks an OCT. What is the sequence of legal instruments? (A) Tax declaration → OCT. (B) Land patent → OCT. (C) Survey plan → Land patent → OCT. (D) Deed of sale → OCT."* **Answer: (C)** — Survey plan must be approved first (by DENR-LMB), then a land patent is issued (under CA 141), and finally the patent is registered to obtain an OCT (under PD 1529). **Scenario 4: Boundary Dispute and Indefeasibility Limits** **Situation:** Parcel A (OCT No. 100) was registered 6 months ago. The owner of adjacent Parcel B (OCT No. 101, registered 2 years ago) claims that the survey of Parcel A incorrectly moved the common boundary, encroaching 50 m² onto Parcel B. The owner of Parcel B files suit in the Regional Trial Court to correct the boundary. **Legal Analysis:** **Critical Timing Issue:** - Parcel A's OCT is only **6 months old**, so it has **NOT yet become indefeasible**. Indefeasibility typically attaches after **1 year** of registration without successful challenge. - Therefore, the boundary correction claim can be heard in court **within the first year** of Parcel A's registration. - If the claim had been filed after 1 year, it would be barred by indefeasibility (with limited exceptions). **Court Procedure:** 1. The court orders a **new survey** by a licensed geodetic engineer to re-establish the true boundary. 2. The new survey determines the correct boundary using PPCS/UTM coordinates and reference monuments. 3. If the new survey confirms the encroachment, the court orders the Registry of Deeds to: - Correct the boundary in Parcel A's OCT. - Adjust the areas of Parcels A and B accordingly. - Issue amended OCTs reflecting the corrected boundaries. **Outcome:** The boundary is judicially corrected, and both OCTs are amended. The indefeasibility of Parcel B's OCT (2 years old) is NOT affected by the correction; only Parcel A's boundary is adjusted. **Geodetic Engineer's Role:** The new survey must be conducted with extreme care, using: - Precise determination of boundary monuments using GPS/GNSS (referenced to PRS92/PPCS). - Coordinate geometry calculations to verify areas and boundary lines. - Field measurements confirming the positions of existing monuments or establishing new ones if originals are lost. **Typical Board Question:** *"When does a Torrens title become indefeasible and immune to boundary-correction suits? (A) Immediately upon OCT issuance. (B) After 6 months of registration. (C) After 1 year of registration (or the prescribed period). (D) Never; boundaries can always be corrected."* **Answer: (C)** — After the prescribed period (typically 1 year), the title is indefeasible and boundary correction is barred unless proven fraudulent. **Common Exam Questions Summary:** | Question Type | Answer Key Concept | |---|---| | "Which law governs Torrens registration?" | **PD 1529** (Property Registration Decree) | | "Which law governs public-land patents?" | **CA 141** (Public Land Act) | | "Can forest land be titled?" | **No** — forest land is non-alienable under CA 141 | | "What document must precede registration?" | **Approved survey plan** prepared by licensed geodetic engineer | | "What is the difference between OCT and TCT?" | **OCT** = first registration; **TCT** = subsequent transfer | | "When does indefeasibility apply?" | **After the prescribed period** (typically 1 year) | | "Who approves surveys for public-land patents?" | **DENR-LMB** | | "Who issues Torrens titles?" | **Registry of Deeds** | | "What coordinate system must surveys use?" | **PRS92/PPCS** or **WGS84/UTM** | | "Who must conduct registration surveys?" | **Licensed geodetic engineer** (RA 4374) |