Republic vs Mendoza

The case: an ejectment suit against the Government for its failure to acquire ownership of a privately owned
property that it had long used as a school site and to pay just compensation.
Facts:
- Paninisingin Primary School is a public school operated by the Government since 1957.
- But the land used by the school was registered under the name of respondents Primo and Maria Mendoza
(the Mendozas), with a TCT.
- On March 27, 1962 the Mendozas caused the lands to be consolidated and subdivided into four lots:
o Dimayuga (Lot 1), Ronquillo (Lot 2), remained under their name (Lot 3) and with Government (Lot
4).
- As a result, the TCT of Mendoza was cancelled, a new TCT in favor of Dimayuga and Ronquillo for Lot 1 and 2,
the Lot 3 remained with the name of Mendoza but there was no new TCT issued in favor of the Government.
- But still, the possession of the land, remained with the Government.
- Later on, on November 6, 1998 the Mendozas wrote the school, demanding that it vacate the property.
- When PPS declined to do so, on January 12, 1999 the Mendozas filed a complaint for unlawful detainer with
application for temporary restraining order.
Governments contention:
- While no title was issued in the name of the Government, the Mendozas had relinquished to it their right
over the school lot as evidenced by the consolidation and subdivision plan.
- Further, the property had long been tax-declared in the name of the City Government and PPS built
significant, permanent improvements on the same.
Mendozas claim:
- They never relinquished their right over the property, thats why the TCT was still in their name.
- It was the government who asked their permission to use the property in which they agreed because they
have no use of the land yet.
Issue:
- Whether or not the Republic can be evicted.
Ruling of SC:
- A decree of registration is conclusive upon all persons, including the Government of the Republic and all its
branches, whether or not mentioned by name in the application for registration or its notice.
- Indeed, title to the land, once registered, is imprescriptible. No one may acquire it from the registered owner
by adverse, open, and notorious possession.
- Thus, to a registered owner under the Torrens system, the right to recover possession of the registered
property is equally imprescriptible since possession is a mere consequence of ownership.

- But in this case, the evidence on record shows that the Mendozas intended to cede the property to the City
Government permanently. In fact, they allowed the city to declare the property in its name for tax purposes.
- Also, the act of Mendoza, subdiving the land and allotting a portion to the government showed its intention
to relinquish their right in favor of the government.
- The court found out that Mendoza agreed to transfer ownership before but both parties just forgot about it.
- Consequently, the Republic should be deemed entitled to possession pending the Mendozas formal transfer
of ownership to it upon payment of just compensation.
- The proper remedy of Mendoza is just for just compensation.