Action to quiet title; requisites

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The following requisites must concur, so that an action for quieting of title may prosper:

(1) The plaintiff or complainant has a legal or an equitable title to or interest in the real property, subject of the action; and

(2) The deed, claim, encumbrance, or proceeding claimed to be casting a cloud on the title must be shown to be in fact invalid or inoperative despite its prima facie appearance of validity or legal efficacy. (Phil-Ville Development and Housing Corp. v. Bonifacio, G.R. No. 167391, 8 June 2011, 651 SCRA 66, 92; Eland Philippines, Inc. v. Garcia, G.R. No. 173289, 17 February 2010)