An adverse claim on a Philippine land title can be frustrating because it makes the title look “unclean,” slows down a sale or bank loan, and often causes buyers to walk away. The important thing to know is this: even though the law says an adverse claim is effective for 30 days, the annotation does not simply disappear after 30 days. In practice, you usually need either a voluntary withdrawal by the claimant or a court order directing the Register of Deeds to cancel it.

This guide explains what an adverse claim is, when it can be cancelled, where to file, what documents are usually needed, how long the process may take, and the common mistakes that cause delays in Philippine land title transactions.

What Is an Adverse Claim on a Land Title?

An adverse claim is an annotation placed on a Torrens title to warn the public that someone other than the registered owner is claiming a right or interest over the property.

It appears on the title’s memorandum of encumbrances, usually at the back of the Transfer Certificate of Title (TCT), Original Certificate of Title (OCT), or Condominium Certificate of Title (CCT).

In simple terms, it tells buyers, banks, brokers, heirs, and government offices:

“Someone is claiming an interest in this property, so deal with it carefully.”

An adverse claim does not automatically make the claimant the owner. It does not by itself transfer ownership, cancel a sale, or decide who has the better right. It is mainly a notice mechanism under the Torrens system.

Common examples include:

A buyer who paid for land but cannot register the deed because the owner’s duplicate title is being withheld.
A person claiming rights under a contract to sell, deed of sale, inheritance, trust, or partition agreement.
A co-heir or family member claiming that the registered owner transferred the property without respecting the rights of other heirs.
A person alleging that a sale was simulated, fraudulent, or made without authority.
A claimant trying to protect an interest while a related ownership dispute is still unresolved.

Because it is visible on the title, an adverse claim can seriously affect the property’s marketability.

Legal Basis: Section 70 of P.D. No. 1529

The main law is Section 70 of Presidential Decree No. 1529, also known as the Property Registration Decree of 1978. You can read the official text here: P.D. No. 1529 on Lawphil.

Under Section 70, a person may register an adverse claim if:

The person claims a part of, or interest in, registered land.
The claim is adverse to the registered owner.
The claim arose after the original registration of the land.
No other provision in P.D. No. 1529 provides a specific method for registering that right.

The adverse claim must be in writing, signed, sworn to, and must state:

The claimant’s alleged right or interest.
How and from whom the claimant acquired the right.
The title number.
The name of the registered owner.
The description of the land.
The claimant’s residence and address for notices.

Section 70 also says the adverse claim is effective for 30 days from registration, and after that period, the annotation may be cancelled upon filing of a verified petition by a party in interest.

The part many people misunderstand is the 30-day rule.

Does an Adverse Claim Automatically Expire After 30 Days?

No. The adverse claim does not automatically vanish from the title after 30 days.

The Supreme Court has repeatedly explained that cancellation is still necessary. In Sajonas v. Court of Appeals, G.R. No. 102377, July 5, 1996, the Court held that if the adverse claim automatically became useless after 30 days, the law would not have required a petition for cancellation.

The same doctrine was reaffirmed in Equatorial Realty Development, Inc. v. Spouses Desiderio and Edarlina Frogozo, G.R. No. 128563, March 25, 2004, where the Court said the annotation remains until it is properly cancelled.

More recently, in Republic v. Bella, G.R. No. 260831, February 26, 2025, the Supreme Court again emphasized that the mere lapse of 30 days is not enough. A hearing is needed to determine whether the adverse claim should be cancelled, and known interested parties must be notified.

So the practical rule is:

Misconception	Correct Rule
“The adverse claim expires after 30 days, so I can ignore it.”	The 30-day period does not automatically erase the annotation.
“The Register of Deeds can cancel it anytime after 30 days.”	In contested cases, cancellation usually requires due process and a court order.
“If the claimant died, the adverse claim is gone.”	The claimant’s heirs or successors may still need notice.
“A buyer can safely rely on the title because the adverse claim is old.”	Old annotations still create transaction risk until properly cancelled.

Who Can Ask for Cancellation of an Adverse Claim?

A cancellation may be sought by a party in interest. This usually includes:

The registered owner.
A co-owner.
A buyer whose transfer is being blocked.
A mortgagee or bank with a registered interest.
An heir or estate representative.
A person whose registered right is affected by the adverse claim.
In some cases, the adverse claimant who wants to withdraw the claim.

The correct route depends on whether the adverse claimant is willing to cooperate.

Main Ways to Cancel an Adverse Claim

There are usually three practical routes.

1. Voluntary Withdrawal by the Adverse Claimant

This is the fastest and cleanest method.

If the claimant agrees that the claim should be removed, the claimant can execute a sworn withdrawal, affidavit of cancellation, or similar notarized document asking the Register of Deeds to cancel the adverse claim.

This often happens when:

The debt or obligation has been paid.
The sale did not push through and the parties settled.
The claimant was already given another security or remedy.
The dispute was resolved by compromise.
The adverse claim was annotated by mistake.
The claimant no longer wants to pursue the claim.

The document is then registered with the same Registry of Deeds where the title is located.

In practice, the Register of Deeds may require the original notarized withdrawal document, valid IDs, the owner’s duplicate title or certified copy of title, a Transaction Application Form, and payment of registration and IT fees. The Land Registration Authority’s general registration process requires submission of documents, assessment, payment, and release of the registered document, as shown in the LRA Frequently Asked Questions.

2. Court Petition for Cancellation

If the claimant refuses, cannot be found, has died, or disputes your request, the usual remedy is a verified petition for cancellation of adverse claim filed in court.

A verified petition means a written petition signed under oath, where the petitioner swears that the allegations are true based on personal knowledge or authentic records.

The petition is generally filed with the Regional Trial Court (RTC) of the province or city where the land is located. Section 70 uses the old term Court of First Instance, which corresponds to the RTC under the present court system.

The court will determine whether the adverse claim is valid, invalid, frivolous, already satisfied, or no longer necessary. If the court finds the adverse claim invalid, it may order the Register of Deeds to cancel the annotation.

3. Cancellation Based on a Final Court Judgment in a Related Case

Sometimes the adverse claim is connected to a separate civil case involving ownership, sale, inheritance, reconveyance, annulment of deed, quieting of title, partition, or possession.

If that case ends with a final judgment resolving the claimant’s alleged right, the winning party may use the court decision, certificate of finality, and related orders to request cancellation or file the proper motion or petition.

This route is common when the adverse claim was merely used to preserve a claim while the real dispute was being litigated elsewhere.

Step-by-Step Process to Cancel an Adverse Claim in the Philippines

Step 1: Get a Fresh Certified True Copy of the Title

Start by securing a recent Certified True Copy (CTC) of the title from the Registry of Deeds or through LRA channels.

Do not rely only on an old photocopy. You need the latest version because there may be newer annotations, including:

Notice of lis pendens.
Mortgage.
Levy or attachment.
Tax lien.
Deed of sale.
Rule 74 lien.
Reconstitution annotation under Republic Act No. 26.
New adverse claims or court orders.

Check the adverse claim entry carefully. Note the following:

Detail to Check	Why It Matters
Entry number	Needed for the petition and Registry of Deeds processing.
Date and time of inscription	Determines the 30-day timeline and priority issues.
Name of adverse claimant	Needed for notice and service.
Notarial details	Helps locate the original affidavit or supporting document.
Stated basis of claim	Shows whether the claim is ownership, sale, inheritance, trust, or another right.
Title number and property description	Must match your petition and supporting documents.

Step 2: Request a Copy of the Adverse Claim Document

The title entry is usually only a short annotation. You should request a certified copy of the actual Affidavit of Adverse Claim and any supporting documents on file with the Registry of Deeds.

This document is important because the court will look at the basis of the claim, not just the fact that it was annotated.

You want to know:

What exactly is the claimant alleging?
Is there a deed, contract, receipt, waiver, affidavit, or court case?
Did the claimant identify a real property right or only a personal claim for money?
Did the claimant comply with Section 70?
Is there another proper way the claimed right should have been registered?

For example, if the claimant is really asserting a mortgage, lease, notice of lis pendens, or trust that has its own registration rule under P.D. No. 1529, the adverse claim may be vulnerable because Section 70 applies only when no other provision exists for registration.

Step 3: Determine Whether Voluntary Cancellation Is Possible

Before going to court, check whether the adverse claimant will sign a withdrawal.

This is often realistic when the issue is already settled but the title was never cleaned up. Many annotations remain for years simply because nobody completed the final Registry of Deeds step.

A voluntary cancellation document should usually include:

Title number.
Entry number of the adverse claim.
Property description.
Full name of claimant.
Clear statement that the claimant withdraws or cancels the adverse claim.
Reason for withdrawal, if appropriate.
Notarized signature of the claimant.
Spousal consent if the claimed right may be conjugal or community property.
Corporate secretary’s certificate or board authority if the claimant is a corporation.

If the claimant is abroad, the document may need to be notarized and apostilled or consularized, depending on where it is executed. Since the Philippines is part of the Apostille system, documents from Apostille countries generally use an apostille; documents from non-Apostille countries may still require consular authentication. The DFA’s Apostille information is available through the official Philippine Apostille website.

Step 4: Register the Voluntary Withdrawal with the Registry of Deeds

If the claimant signs the withdrawal, submit it to the Registry of Deeds where the land is located.

Typical requirements include:

Requirement	Practical Notes
Notarized withdrawal, affidavit, or sworn petition	Must clearly identify the adverse claim entry to be cancelled.
Owner’s duplicate title or certified copy	Some RDs require the owner’s duplicate for title updates.
Valid government IDs	Usually required from the person presenting documents.
Transaction Application Form	Filled out at the Registry of Deeds.
Special Power of Attorney	Needed if a representative files for the owner or claimant.
Proof of authority for corporations	Board resolution or secretary’s certificate.
Payment of fees	Registration and IT fees are assessed by the Registry of Deeds.

After registration, request an updated certified true copy of the title to confirm that the cancellation was actually annotated.

Step 5: If There Is No Voluntary Withdrawal, Prepare a Verified Court Petition

If the adverse claimant refuses or cannot validly withdraw, prepare a petition for cancellation.

The petition should usually allege:

The petitioner’s interest in the property.
The title number and location of the land.
The adverse claim entry number and date of inscription.
The identity and address of the adverse claimant.
The factual background of the dispute.
Why the adverse claim is invalid, frivolous, satisfied, abandoned, or no longer enforceable.
The documents supporting cancellation.
The relief requested: an order directing the Register of Deeds to cancel the adverse claim.

Attach certified or authenticated copies whenever possible. Courts are more likely to act efficiently when the petition is supported by clean, complete records.

Step 6: Give Notice to the Adverse Claimant and Interested Parties

This is critical.

The Supreme Court has been clear that an adverse claim cannot be cancelled in a way that violates due process. In Republic v. Bella, the Court disallowed cancellation of the adverse claim because the adverse claimants’ known heirs were not impleaded and notified.

This means you should identify and notify:

The adverse claimant.
The claimant’s heirs, if the claimant is deceased and the heirs are known.
The registered owner.
Co-owners.
Mortgagees or lienholders, if their interests are affected.
Buyers or parties in related cases, when relevant.
The Register of Deeds, if the court requires it.

If the claimant cannot be located, the court may require substituted service, publication, or other modes of notice depending on the facts and procedural rules. Do not assume that “claimant cannot be found” is enough. You must show serious effort to locate and notify the proper parties.

Step 7: Attend the Hearing and Present Evidence

The court will conduct a hearing to determine whether the adverse claim should remain or be cancelled.

Evidence may include:

Certified true copy of the title.
Certified copy of the adverse claim affidavit.
Deeds of sale, contracts, receipts, waivers, or compromise agreements.
Proof of payment or settlement.
Court decisions or orders in related cases.
Death certificates and proof of heirs, if relevant.
Communications showing abandonment or satisfaction of the claim.
Documents showing that the claimant has no registrable interest.

If the court finds that the adverse claim is frivolous, Section 70 allows the court to impose a fine on the claimant of not less than ₱1,000 and not more than ₱5,000. This amount is old and modest, but the finding itself can matter because it supports cancellation.

Step 8: Secure the Court Order and Certificate of Finality

If the court grants the petition, get:

A certified true copy of the order or decision.
A certificate of finality.
Any writ, directive, or certification required by the Registry of Deeds.

The Register of Deeds will usually not cancel the annotation based on an unsigned draft order or a non-final decision. The RD needs a registrable court document.

Step 9: Register the Court Order with the Register of Deeds

After the order becomes final, file it with the Registry of Deeds.

Typical requirements include:

Requirement	Purpose
Certified true copy of court order or decision	Main basis for cancellation.
Certificate of finality	Shows the order can already be implemented.
Owner’s duplicate title	Needed for updating the title, unless RD allows another procedure.
Valid IDs and authority documents	Needed for representatives, corporations, or heirs.
Transaction Application Form	RD intake document.
Payment of registration and IT fees	Assessed by the RD.
Updated tax documents, if required	Some RDs request tax declaration or real property tax clearance depending on transaction type.

After registration, secure a fresh certified true copy of the title showing that the adverse claim has been cancelled.

How Long Does Cancellation Usually Take?

Timelines vary widely depending on cooperation, court workload, completeness of documents, and whether the claimant opposes.

Route	Typical Timeline	Main Bottlenecks
Voluntary withdrawal registered with RD	A few days to several weeks	Incomplete notarization, missing owner’s duplicate, unpaid fees, document executed abroad.
Court petition with no serious opposition	Around 6 months to 1 year or more	Court calendar, service of notices, finality, RD processing.
Contested court petition	1 to 3 years or more	Opposition, related ownership case, appeals, missing heirs, defective service.
Cancellation after final judgment in related case	Several weeks to several months after finality	Getting certified copies, certificate of finality, RD requirements.

A common practical delay is not the hearing itself, but locating the adverse claimant or heirs. Another common bottleneck is failure to secure the exact certified documents required by the Registry of Deeds.

Documents Commonly Needed

The exact requirements depend on the Registry of Deeds, the court, and the facts of the claim, but these are commonly needed:

Document	When Needed
Certified True Copy of title	Always.
Owner’s Duplicate Certificate of Title	Usually needed for RD annotation/cancellation.
Certified copy of Affidavit of Adverse Claim	Needed to understand and challenge the claim.
Deed, contract, receipt, waiver, or settlement	Needed to prove the claim is invalid, settled, or withdrawn.
Notarized withdrawal or affidavit of cancellation	Needed for voluntary cancellation.
Verified petition	Needed for court cancellation.
Judicial affidavits and exhibits	Needed if the petition is contested or evidence must be presented.
Death certificate of claimant	Needed if claimant is deceased.
Proof of heirs or estate documents	Needed if heirs must be notified or impleaded.
Special Power of Attorney	Needed if an owner, claimant, or heir is represented by someone else.
Apostille or consular authentication	Needed for certain documents executed abroad.
Corporate secretary’s certificate or board resolution	Needed if a corporation is involved.
Court order and certificate of finality	Needed for RD cancellation after litigation.
Official receipts	Needed to prove payment of court, publication, sheriff, registration, or IT fees.

Common Grounds for Cancelling an Adverse Claim

A petition for cancellation may be supported by one or more of the following:

The Claim Has Been Paid, Settled, or Released

For example, a claimant annotated an adverse claim because of an unpaid balance in a failed sale. If the parties later settled and the claimant was paid, the claim may be withdrawn or cancelled.

The Claimant Has No Real Interest in the Property

An adverse claim should involve a claimed right or interest in the land. A purely personal money claim, without a property interest, may not justify an adverse claim.

The Claim Is Frivolous or Unsupported

A claim may be frivolous if it is made only to harass the owner, block a sale, pressure payment, or cloud the title without a genuine legal basis.

The Claim Is Covered by a Different Registration Remedy

Section 70 applies only if no other provision of P.D. No. 1529 provides a method for registration. If the claimed right should be registered another way, an adverse claim may be improper.

For example, a pending court case affecting title is usually protected by a notice of lis pendens, not by treating the adverse claim as a substitute for all court-related remedies.

A Final Court Decision Has Resolved the Underlying Right

If a final judgment declares that the claimant has no right to the property, that judgment can support cancellation.

The Claimant Voluntarily Withdraws the Claim

This is the simplest ground. A notarized and registrable withdrawal is usually enough if the Registry of Deeds accepts the documents and there is no dispute about authority.

Adverse Claim vs. Notice of Lis Pendens

An adverse claim is often confused with a notice of lis pendens.

A notice of lis pendens is an annotation that warns the public that the property is involved in a pending court case. It does not create ownership. It simply tells third persons that any transaction involving the property may be subject to the outcome of the case.

In Valderama v. Arguelles, G.R. No. 223660, the Supreme Court explained that an adverse claim and a notice of lis pendens are different remedies. The mere annotation of a notice of lis pendens does not automatically make the adverse claim unnecessary or cancellable.

The distinction matters because using the wrong remedy can delay the cancellation.

Annotation	Main Purpose	How It Is Usually Cancelled
Adverse claim	Protects a claimed property interest when no other registration method is provided.	Withdrawal by claimant or court order after notice and hearing.
Notice of lis pendens	Warns that the property is involved in pending litigation.	Court order, final disposition of the case, or verified petition by the party who caused registration in proper cases.
Mortgage	Secures a loan or obligation.	Release or cancellation of mortgage registered with RD.
Rule 74 lien	Protects heirs/creditors after extrajudicial settlement of estate.	Usually cancelled after the statutory period upon proper verified petition and RD requirements.
R.A. No. 26 reconstitution annotation	Protects omitted rights in reconstituted titles.	Governed by Republic Act No. 26, not by Section 70 adverse claim rules.

Special Issues When the Claimant Is Dead

Death of the adverse claimant does not automatically cancel the adverse claim.

If the claimant died, the alleged right may have passed to heirs, depending on the nature of the claim. This is why courts are careful with notice.

You may need:

PSA death certificate.
Names and addresses of known heirs.
Marriage certificate.
Birth certificates.
Extrajudicial settlement documents, if any.
Court records if there is an estate proceeding.
Proof that heirs were notified.

The key lesson from Republic v. Bella is simple: if the claimant is dead but known heirs exist, do not ignore them. Failure to notify them can make the cancellation vulnerable.

Special Issues for OFWs and Foreigners

Many adverse claim issues involve owners, heirs, or buyers living abroad.

If You Are an OFW or Filipino Abroad

You can usually act through an attorney-in-fact using a Special Power of Attorney (SPA). The SPA should specifically authorize acts such as:

Requesting certified true copies.
Filing or signing petitions.
Appearing before the Registry of Deeds.
Receiving notices.
Signing settlement or withdrawal documents.
Paying fees.
Registering court orders.

A general SPA may be rejected if it does not clearly cover land title transactions.

If the Document Is Signed Abroad

Documents signed abroad may need apostille or consular authentication before Philippine courts or the Registry of Deeds accept them.

Practical tips:

Use the exact names appearing on the title and passport.
Include the title number and property description.
Make sure the notarial certificate is complete.
Attach passport copies and competent proof of identity.
Check whether the country is an Apostille country.
Allow extra time for courier delays and authentication.

If a Foreigner Is Involved

Foreigners generally cannot own private land in the Philippines, except in limited cases such as hereditary succession. This rule comes from Article XII, Section 7 of the 1987 Philippine Constitution, which states that private lands may be transferred only to persons or entities qualified to acquire or hold lands of the public domain, except in cases of hereditary succession. The official text is available in the 1987 Constitution on Lawphil.

This matters because some adverse claims are filed by foreigners based on payments, relationships, or informal arrangements involving Philippine land. The validity of the underlying claimed right must be examined carefully. A foreigner may have a money claim, contractual claim, or claim over improvements, but not necessarily a valid ownership claim over the land itself.

Practical Problems That Delay Cancellation

“The buyer wants a clean title before closing.”

This is very common. A buyer may refuse to pay the balance until the adverse claim is cancelled.

Possible solutions include:

Have the claimant sign a notarized withdrawal before closing.
Put part of the purchase price in escrow until cancellation.
Agree that the seller must secure a court order before final payment.
Require a fresh certified true copy of title after cancellation.

Do not simply promise that the adverse claim “expired already.” Serious buyers and banks will usually require actual cancellation.

“The bank rejected the property as collateral.”

Banks are conservative. Even if the adverse claim looks weak, the bank may not accept the title until the annotation is removed.

A bank may ask for:

Court order cancelling the claim.
Claimant’s notarized withdrawal.
Updated certified true copy of title.
Legal opinion.
Proof that no related case is pending.

“The claimant cannot be found.”

You still need due process. The court may require proof of diligent search, service at last known address, service on heirs, or publication depending on the situation.

Useful evidence may include:

Registry records showing claimant’s address.
Returned mail.
Barangay certification.
Attempts to contact known relatives.
Online or government record searches.
Death certificate or civil registry documents.

“The adverse claim is very old.”

An old adverse claim is not automatically cancelled. However, age may help show abandonment, prescription, laches, settlement, or lack of continuing interest, depending on the facts.

For very old property claims, prescription rules under the Civil Code may become relevant. For example, Article 1141 states that real actions over immovables prescribe after 30 years, subject to rules on acquisition of ownership and other real rights by prescription. But prescription is fact-specific and does not replace the need to cancel the annotation properly.

“There is already a court case.”

If a related case is pending, the court handling the cancellation may be cautious. It may avoid deciding ownership if the same issue is already before another branch.

Sometimes, the better approach is to resolve the main case first, annotate or cancel the proper notices, and then register the final judgment.

Mistakes to Avoid

Assuming the adverse claim disappeared after 30 days.
Selling the property without telling the buyer about the annotation.
Filing the wrong remedy for the wrong type of encumbrance.
Not securing the actual affidavit of adverse claim.
Filing a petition without notifying the claimant or heirs.
Ignoring a related civil case.
Using an SPA that does not specifically authorize land title transactions.
Submitting foreign documents without apostille or consular authentication.
Registering a court order before it becomes final.
Forgetting to get a fresh certified true copy after cancellation.

Frequently Asked Questions

Can the Register of Deeds cancel an adverse claim after 30 days?

Usually not automatically. Although Section 70 mentions a 30-day effectivity period, Supreme Court rulings say cancellation is still necessary. In contested cases, the safer and usual route is a court order after notice and hearing.

Do I always need to go to court to cancel an adverse claim?

Not always. If the adverse claimant voluntarily signs a proper withdrawal or cancellation document, the Registry of Deeds may cancel the annotation through registration of that document. But if the claimant refuses, cannot be located, has died, or the claim is disputed, court action is usually necessary.

How long does it take to remove an adverse claim from a title?

A voluntary withdrawal may take days or weeks after complete documents are submitted to the Registry of Deeds. A court petition may take several months to years, depending on court schedule, opposition, notice issues, and whether related ownership cases exist.

Can I sell land with an adverse claim on the title?

Legally, a sale may still be possible, but practically it is difficult. Buyers and banks usually treat an adverse claim as a serious risk. Many will require cancellation before payment, loan approval, or transfer.

What if the adverse claimant is already dead?

Death does not automatically cancel the adverse claim. The claimant’s heirs or successors may need to be notified. A petition that ignores known heirs may be denied or later challenged for lack of due process.

Can the claimant file another adverse claim after cancellation?

Section 70 states that after cancellation, no second adverse claim based on the same ground shall be registered by the same claimant. This prevents repeated annotations using the same basis after the first claim has been cancelled.

Is cancellation of an adverse claim the same as winning ownership of the land?

No. Cancellation removes the annotation from the title. It does not always decide every ownership issue unless the court order or related judgment directly rules on ownership. In some cases, a separate action for reconveyance, annulment of deed, quieting of title, partition, or recovery of possession may still be involved.

What if the adverse claim was filed only to harass the owner?

Section 70 allows the court, after notice and hearing, to fine a claimant if the adverse claim is found frivolous. More importantly, the court may order cancellation if the claim is invalid or unmeritorious.

Can a foreigner file or cancel an adverse claim involving Philippine land?

A foreigner may be involved in a claim, especially if there was a contract, payment, inheritance issue, or dispute over improvements. But foreign land ownership is restricted by the Constitution. The court or Registry of Deeds will look at the actual right being claimed, not merely the amount paid or the parties’ private agreement.

What should I check before buying land with an adverse claim?

Check the latest certified true copy of title, get the actual affidavit of adverse claim, ask for documents supporting the claim, verify if there is a pending court case, and require cancellation before full payment or transfer. If the seller says the claim is “expired,” ask for proof that it has actually been cancelled on the title.

Key Takeaways

An adverse claim is a warning on a Philippine land title that another person claims an interest in the property.
The 30-day period in Section 70 of P.D. No. 1529 does not mean the annotation automatically disappears.
The fastest route is voluntary withdrawal by the adverse claimant through a proper notarized and registrable document.
If the claimant refuses, is missing, has died, or disputes the cancellation, a verified petition in the RTC is usually required.
Due process is critical. The claimant and known heirs or interested parties must be properly notified.
A court order must usually be final before the Registry of Deeds will cancel the annotation.
Always confirm cancellation by securing a fresh certified true copy of the title after registration.
Do not treat an adverse claim, lis pendens, mortgage, Rule 74 lien, or reconstitution annotation as the same thing; each has a different cancellation procedure.