When an old survey and a new survey do not match, the real question is not simply “Which survey is correct?” In Philippine land disputes, the more important questions are: What document is tied to the title? Was the survey approved by the proper government office? Does the new survey merely relocate the boundaries, or does it try to change them? Is there an actual encroachment, overlap, missing monument, wrong technical description, or title problem? This article explains how old surveys, new surveys, relocation surveys, technical descriptions, and Torrens titles are treated in the Philippines, and what practical steps a landowner, buyer, heir, OFW, or foreigner should take when a boundary dispute arises.

Old Survey vs New Survey: What Do These Terms Usually Mean?

In real life, people use “old survey” and “new survey” loosely. The legal effect depends on what kind of survey you are talking about.

Term people use	What it usually means	Legal/practical importance
Old survey	Original cadastral survey, subdivision plan, PSU/PSD/PCS plan, or technical description used for titling	Often important because it may be the survey basis of the OCT/TCT/CCT
New survey	Recent survey hired by the owner, buyer, neighbor, developer, or court	Useful evidence, but it does not automatically change ownership or title
Relocation survey	A survey to find the exact boundaries of an existing titled lot on the ground	Usually used to locate mohon, fences, encroachments, and actual occupation
Subdivision survey	A survey dividing one titled lot into smaller lots	Must follow the title and approved technical description; may need LRA or DENR approval
Consolidation survey	A survey combining several lots into one or more lots	Requires approved plans and registration steps
Cadastral survey	Government survey covering a larger area, often used in cadastral titling	Important for lot identity, lot number, and public land records

A new survey does not automatically defeat an old survey. An old survey does not automatically win either. The stronger document is usually the one that can be connected to:

the registered title;
the approved survey plan;
the technical description;
official DENR/LMB or LRA records;
existing monuments and control points;
surrounding titles and cadastral maps; and
credible field findings by a licensed geodetic engineer.

The Supreme Court has repeatedly emphasized that a survey is vital because it establishes the true identity of the land and helps prevent overlap with previously registered land. If the survey is seriously erroneous, the technical description in the certificate of title may also be affected. (Supreme Court E-Library)

The Most Important Rule: A Survey Is Not Ownership

A common mistake is thinking that whoever has the latest survey “owns” the land. That is not how Philippine property law works.

In Titong v. Court of Appeals, the Supreme Court explained that a survey is not a conveyance and is not a mode of acquiring ownership. A survey plan may show boundaries or possession, but it does not by itself prove title or transfer land from one person to another. The Court also noted that a private survey plan not verified and approved by the Bureau of Lands is essentially a private writing whose authenticity and value must still be proven. (Supreme Court E-Library)

This means:

A neighbor cannot simply hire a surveyor and claim part of your titled land.
A buyer cannot rely only on a sketch or tax map if the title says something else.
A landowner cannot enlarge the land covered by the title just because a new survey shows a bigger area.
A relocation survey is strong evidence only when it is properly prepared, signed, sealed, and based on official records.

The Role of the Torrens Title and Technical Description

Most titled land in the Philippines is registered under the Torrens system. The governing law is Presidential Decree No. 1529, also called the Property Registration Decree. PD 1529 provides that land registration proceedings are in rem, meaning they bind the whole world after proper notice and proceedings. (Supreme Court E-Library)

A Torrens title normally contains or refers to:

title number;
registered owner;
location;
lot number;
survey plan number;
area;
technical description;
encumbrances or annotations; and
Registry of Deeds where the title is registered.

The technical description is crucial. It describes the property through bearings, distances, corners, boundaries, and reference points. When there is a conflict between the stated area and the boundaries, Philippine jurisprudence generally gives greater importance to the metes and bounds—the boundary calls in the technical description—rather than the numerical area alone. The Supreme Court has said that the identity of titled property is defined not by the area figure alone, but by the boundaries or metes and bounds enclosing it. (Supreme Court E-Library)

So if your title says “500 square meters, more or less,” but the technical description and approved plan produce 492 or 508 square meters on relocation, the difference may not automatically mean someone stole land. It may be a computation, plotting, or old survey tolerance issue. But if the survey shows that a fence, house, wall, road, or neighboring title occupies part of the technical description, that is a different problem.

Legal Basis in Philippine Law

Civil Code Rules on Ownership and Recovery of Property

Under Article 428 of the Civil Code of the Philippines, an owner has the right to enjoy and dispose of property, subject to legal limitations, and has a right of action to recover it from a holder or possessor. Article 429 also allows an owner or lawful possessor to exclude others from the enjoyment and disposal of the property, but only with force reasonably necessary to repel or prevent an actual or threatened unlawful invasion. Article 434 is especially important in land recovery cases: the property must be identified, and the plaintiff must rely on the strength of their own title, not merely on the weakness of the other side’s claim. (Lawphil)

In simple terms: if you go to court, you must clearly prove which exact land you are claiming. This is why surveys, titles, technical descriptions, and approved plans matter.

PD 1529: Registered Land Cannot Be Changed Casually

PD 1529 contains several key rules for survey conflicts:

Registered land is not subject to prescription against the registered owner. In other words, no one can acquire registered land by adverse possession against the Torrens title holder. (Supreme Court E-Library)
A certificate of title cannot be collaterally attacked. It can be altered, modified, or cancelled only in a direct proceeding allowed by law. (Supreme Court E-Library)
Subdivision and consolidation plans must distinctly and accurately show boundaries, streets, passageways, and waterways, and approved plans and technical descriptions are needed for registration. (Supreme Court E-Library)
The LRA cannot use a subdivision, consolidation, resurvey, or relocation plan to enlarge the area covered by a Torrens title. (Supreme Court E-Library)
Under Section 108, no erasure, alteration, or amendment may be made in the registration book after entry of a title or memorandum except by court order, subject to notice to interested parties and protection of innocent purchasers for value. (Supreme Court E-Library)

This is why a “new survey” cannot simply be brought to the Registry of Deeds to change the boundaries of a title when other rights may be affected.

RA 8560: Surveys Must Be Done by Licensed Geodetic Engineers

Land surveys are technical professional work. Under Republic Act No. 8560, the Philippine Geodetic Engineering Act of 1998, the practice of geodetic engineering includes gathering physical data using precision instruments, processing the data, and presenting it in plans, maps, charts, or documents. A geodetic engineer is a person issued a certificate of registration by the Board of Geodetic Engineering and who has taken the professional oath. (Supreme Court E-Library)

RA 8560 also requires plans and documents prepared under a geodetic engineer’s supervision to be signed and sealed, and government offices should not accept survey plans or documents that do not comply with the law. (Supreme Court E-Library)

For practical purposes, when hiring a surveyor, ask for:

full name of the geodetic engineer;
PRC license number;
professional tax receipt details;
signed and sealed relocation report;
basis documents used;
plan/sketch showing encroachments, if any; and
explanation of differences between the title, old survey, and actual occupation.

Revised Penal Code: Do Not Move Mohon or Boundary Markers

Do not remove, move, replace, or secretly adjust boundary monuments. Article 313 of the Revised Penal Code, as amended by RA 10951, penalizes altering boundary marks or monuments of towns, provinces, estates, or other marks intended to designate boundaries. (Supreme Court E-Library)

Even if you believe the mohon is wrong, document it first. Take photos, ask a licensed geodetic engineer to verify it, invite the adjoining owner if possible, and use lawful remedies.

What to Do When the Old Survey and New Survey Conflict

1. Do Not Start with Confrontation

Boundary disputes escalate quickly. Avoid:

tearing down a fence;
moving a mohon;
blocking access;
threatening workers;
building a wall while the dispute is unresolved;
relying on barangay officials to “decide ownership”; or
forcing the neighbor to accept your survey.

Barangay officials can help mediate, but they do not have the technical or judicial power to amend titles, cancel surveys, or adjudicate ownership.

2. Get Certified Copies of the Core Land Records

Photocopies are often incomplete. Before arguing over the survey, gather certified or official records.

Document	Where to get it	Why it matters
Certified true copy of title	Registry of Deeds / LRA services	Shows registered owner, lot number, plan number, area, annotations
Approved survey plan	LRA, DENR-LMB, DENR regional office, or records archive depending on the plan	Shows original survey basis and lot configuration
Technical description	Title, LRA, DENR-LMB, or survey records	Used by the geodetic engineer to relocate boundaries
Tax declaration	City/Municipal Assessor	Useful supporting document, but not proof of ownership by itself
Real property tax receipts	City/Municipal Treasurer	Shows tax payment history, not conclusive ownership
Deeds, EJS, partition papers	Owner, notary, RD records, heirs	Shows chain of transfer or inheritance
Barangay records or permits	Barangay, LGU offices	May help prove possession or structures
Photos, videos, affidavits	Owner, caretaker, witnesses	Helps prove encroachment, entry, construction, or possession

The Land Management Bureau Online Land Services portal allows requests for land status, authenticated or certified copies of documents, and survey records, and asks for details such as lot/block/survey number, location, registered claimant, purpose, and valid ID. (Eland Services)

The Land Registration Authority also maintains online services such as the Citizen’s Land Registration Portal and eSerbisyo, and its site provides downloadable forms such as affidavits of discrepancy and special powers of attorney. (Land Registration Authority)

3. Hire a Licensed Geodetic Engineer for a Proper Relocation Survey

A relocation survey should not be a mere “drawing.” It should compare the land on the ground with the documents.

Ask the geodetic engineer to check:

the title’s technical description;
the approved survey plan number stated on the title;
adjoining lot titles and technical descriptions, if available;
cadastral maps and lot data;
old monuments, BLLM reference points, and control points;
existing fences, walls, roads, structures, and improvements;
actual occupation by each party;
whether the discrepancy is in area, boundary, location, or overlap; and
whether the new findings require DENR/LRA action or court action.

If possible, invite the adjoining owner, barangay representative, or both to observe the relocation. Their presence is not always legally required, but it reduces later accusations that the survey was one-sided.

4. Identify the Type of Survey Conflict

Not all conflicts require a court case. The remedy depends on the problem.

Problem found	Usual meaning	Possible next step
Missing mohon	Monument was destroyed, buried, moved, or never properly found	Relocation survey; coordinate with neighbor; document carefully
Fence does not follow title	Old occupation line may be informal or mistaken	Demand, barangay conciliation, settlement, or court case
Title area differs from survey area	Area may be approximate; metes and bounds may control	Technical review before assuming encroachment
Neighbor’s wall is inside your titled lot	Possible encroachment	Demand, barangay conciliation, Rule 70 or ordinary civil case depending on facts
Two titles overlap	Serious title/survey conflict	Direct court action; LRA/DENR records verification
New survey expands your lot	May be unacceptable if it enlarges titled area	Verify old plan and title; may require correction or court proceeding
Technical description has obvious error	Possible title correction issue	Section 108 petition or direct action, depending on whether rights are disputed
Land is untitled or public land	DENR land classification and public land rules matter	DENR-CENRO/PENRO/LMB verification
Land is under CARP or ancestral domain	DAR or NCIP issues may exist	Check DAR/NCIP records before filing ordinary case

5. Try a Written Settlement if the Issue Is Technical and Neighborly

Many survey disputes are resolved without trial when both sides see the records. A practical settlement may include:

recognition of the relocated boundary;
joint placement of monuments;
agreement to move a fence by a certain date;
easement or right-of-way agreement;
sale or donation of a small affected strip, if legally allowed;
lease of an encroached portion;
agreement to share survey costs; or
joint petition for correction, if the title issue is non-controversial.

For registered land, any agreement affecting ownership, easements, sale, partition, or long-term rights should be in proper written form, notarized when required, and registered with the Registry of Deeds when it affects titled property.

6. Go Through Barangay Conciliation When Required

For many disputes between individuals who reside in the same city or municipality, prior barangay conciliation under the Katarungang Pambarangay system is a pre-condition before filing in court or certain government offices. Supreme Court Circular No. 14-93 explains that prior recourse to barangay conciliation is generally required, with exceptions such as disputes involving the government, juridical entities, urgent legal action, parties residing in different cities or municipalities, or real properties located in different cities or municipalities. (Lawphil)

For land disputes, barangay conciliation is useful for:

getting both sides to appear;
recording the dispute;
discussing a joint survey;
documenting refusal to cooperate;
reaching a settlement; or
obtaining a certificate to file action if settlement fails.

But remember: a barangay settlement cannot lawfully amend a Torrens title, cancel a survey plan, or transfer land in a way that violates registration law.

When Court Action May Be Needed

A court case may be necessary when the other party refuses to recognize the boundary, continues construction, occupies the land, claims ownership, or relies on another title or survey.

Common Remedies in Survey and Boundary Disputes

Remedy	When used	Court/office usually involved
Forcible entry	Someone takes physical possession through force, intimidation, threat, strategy, or stealth	MTC/MTCC/MCTC under Rule 70
Unlawful detainer	Possession was initially lawful but became illegal after demand to vacate	MTC/MTCC/MCTC under Rule 70
Accion publiciana	Recovery of better right to possess, often beyond one year or outside Rule 70	MTC or RTC depending on assessed value
Accion reivindicatoria	Recovery of ownership and possession	MTC or RTC depending on assessed value
Quieting of title	Removal of cloud or adverse claim affecting title	Regular court action
Section 108 petition	Correction/amendment of title entry or technical description where proper	RTC acting as land registration court
Annulment/cancellation/reconveyance	Title is allegedly void, fraudulent, overlapping, or wrongfully issued	Direct court proceeding
Partition	Co-heirs or co-owners dispute boundaries or shares	Court or extrajudicial settlement if uncontested

Under RA 11576, first-level courts such as MTCs, MTCCs, and MCTCs have jurisdiction over civil actions involving title to or possession of real property where the assessed value does not exceed ₱400,000, while RTCs handle such cases when the assessed value exceeds ₱400,000. For land not declared for tax purposes, the assessed value of adjacent lots is used. (Supreme Court E-Library)

If Someone Recently Entered or Fenced the Land

If the issue is recent physical dispossession, timing matters. In PLDT v. Citi Appliance M.C. Corporation, the Supreme Court reiterated that forcible entry must be filed within one year from actual entry, except when entry was by stealth, in which case the one-year period is counted from discovery. The case must allege prior physical possession, deprivation by force, intimidation, threat, strategy, or stealth, and timely filing. (Supreme Court E-Library)

The Supreme Court has also emphasized that in forcible entry cases, the key issue is prior physical possession, not ownership, although ownership may be provisionally discussed only when necessary to determine possession. (Supreme Court of the Philippines)

This is important in old survey vs new survey disputes because a title holder may still lose a Rule 70 case if they cannot prove prior physical possession, even though ownership may later be litigated in another action.

If the Title or Technical Description Itself Must Be Corrected

If the problem is a clerical or technical error in the title, Section 108 of PD 1529 may apply. But Section 108 is not a shortcut for a contested ownership dispute. It generally works best when:

the error is clear;
the correction is supported by official records;
no innocent purchaser for value will be prejudiced;
adjoining owners or interested parties are notified; and
the correction will not reopen the decree of registration or enlarge the titled area improperly.

If the correction will remove land from one title and give it to another, or if the other side objects, the court may require an ordinary civil action instead of a summary land registration petition.

Common Real-Life Scenarios

“My neighbor got a new survey saying my fence is inside their land.”

Ask for a copy of the signed and sealed relocation plan, the title used, the technical description, and the approved survey plan basis. Then compare it with your own title and approved plan. Do not rely on a verbal statement from a survey aide. If the disputed strip is significant, hire your own licensed geodetic engineer and obtain certified records from LRA or DENR.

If both surveys differ, the engineers should identify why:

different reference monuments;
wrong plotting of the old technical description;
missing or moved mohon;
use of tax map instead of title plan;
old survey based on local datum;
wrong adjoining lot;
erroneous subdivision plan; or
actual title overlap.

“The old title says 1,000 square meters, but the new survey shows only 920 square meters.”

Do not assume immediately that 80 square meters was stolen. First check whether the title says “more or less,” whether the metes and bounds close correctly, and whether the old area was only approximate. Philippine cases give controlling weight to the boundaries and technical description, not the area figure alone, when identifying titled land. (Supreme Court E-Library)

But if the new survey shows that a neighbor’s structure is within your technical description, that becomes an encroachment issue, not merely an area discrepancy.

“The mohon has been moved.”

Document before touching anything. Take photos, videos, GPS-tagged images, witness statements, and a geodetic engineer’s report. Altering boundary monuments may have criminal consequences under Article 313 of the Revised Penal Code as amended by RA 10951. (Supreme Court E-Library)

“The barangay told us to follow the new survey.”

The barangay can mediate, but it cannot finally decide ownership or amend a title. If the issue is only a neighborly fence adjustment and both parties sign a lawful settlement, that may help. But if the dispute involves title, overlap, ownership, or refusal to vacate, the proper remedy may be court action.

“The land is inherited, and the heirs disagree about the survey.”

Many inherited land disputes are not really old survey vs new survey problems. They are often partition problems. If the land is still under the name of deceased parents or grandparents, the heirs may first need to settle the estate, determine shares, and execute an extrajudicial settlement or file judicial partition. A subdivision survey may follow, but it must match the title, the heirs’ shares, and the approved partition documents.

“A developer’s subdivision plan overlaps our old property.”

Get certified copies of your title, the developer’s title if available, the subdivision plan, technical descriptions, and LRA/DENR records. If there is overlap, this is not a matter for informal barangay settlement alone. It may require LRA/DENR technical verification and a direct court proceeding.

“The land is untitled, but our family has an old survey.”

For untitled land, an old survey does not automatically mean private ownership. You need to verify land classification, public land status, possession history, tax declarations, and whether the land is alienable and disposable. The LMB’s functions include administration, surveys, management, and disposition of alienable and disposable lands of the public domain. (www.foi.gov.ph)

“The disputed land may be ancestral land.”

If the land may fall within ancestral domain or ancestral land, check with the National Commission on Indigenous Peoples (NCIP). Under the Indigenous Peoples’ Rights Act framework, ancestral domains and lands involve rights of Indigenous Cultural Communities/Indigenous Peoples and may require special processes, including recognition of native title and CADT/CALT-related concerns. (Supreme Court E-Library)

Special Notes for Foreigners and Filipinos Abroad

Foreigners often become involved in survey disputes because they are married to a Filipino landowner, bought improvements, invested in a development, inherited property, or are helping family members abroad.

The starting rule is constitutional: under Article XII, Section 7 of the 1987 Constitution, private lands may not be transferred or conveyed except to individuals, corporations, or associations qualified to acquire or hold lands of the public domain, except in cases of hereditary succession. Section 8 also allows natural-born Filipinos who lost Philippine citizenship to be transferees of private lands, subject to legal limits. (Supreme Court E-Library)

Practical implications:

A foreigner’s new survey cannot be used to transfer land to the foreigner if the Constitution prohibits the transfer.
A foreign spouse may still have practical or contractual interests, but land title rules remain strict.
If the owner is abroad, a Philippine representative usually needs a properly prepared Special Power of Attorney.
If documents are executed abroad, notarization, consular acknowledgment, or apostille requirements may matter depending on the country and intended use. Philippine Embassy guidance explains that private documents such as SPAs and affidavits may be notarized locally and apostilled by the competent authority for use in the Philippines. (Philippine Embassy)

Practical Evidence Checklist Before Filing Any Case

Before spending on litigation, organize the evidence in a way a lawyer, geodetic engineer, barangay, LRA/DENR officer, or judge can understand.

Land Identity Documents

Certified true copy of OCT/TCT/CCT
Owner’s duplicate title
Approved survey plan
Technical description
Cadastral map or lot data
Subdivision/consolidation plan, if any
Old relocation surveys
New relocation survey
Adjacent lot titles, if available

Ownership and Transfer Documents

Deed of sale
Deed of donation
Extrajudicial settlement of estate
Judicial partition decision
Tax declaration
Real property tax receipts
DAR documents, if agricultural/CARP land
NCIP documents, if ancestral land/domain may be involved

Possession and Encroachment Evidence

Photos and videos of fences, walls, gates, crops, buildings, roads, or markers
Date-stamped or geotagged images
Affidavits from caretakers, neighbors, workers, or barangay officials
Demand letters and proof of receipt
Barangay blotter or minutes
Building permits or occupancy permits
Utility bills, leases, caretaker agreements, or farm records
Police report if there was force, threats, or destruction

Surveyor’s Technical File

Signed and sealed relocation plan/report
PRC license details of geodetic engineer
List of documents used
Computation sheets, if available
Sketch showing encroachment
Explanation of discrepancy
Photos of monuments found
Certification if the plan was submitted to or approved by the proper office, when required

What Not to Do

Avoid these common mistakes:

Do not rely only on tax declarations. They are supporting evidence, not conclusive proof of ownership.
Do not rely only on the latest survey. A new survey must be tested against the title, approved plan, technical description, and official records.
Do not move the mohon yourself. This can create civil, criminal, and evidentiary problems.
Do not build first and settle later. Construction during a boundary dispute can lead to injunctions, demolition claims, damages, or bad faith findings.
Do not file the wrong case. A forcible entry case, accion publiciana, accion reivindicatoria, quieting of title, and Section 108 petition have different purposes.
Do not assume barangay settlement is enough for titled land. Some agreements must be notarized, registered, or approved by court or government offices.
Do not ignore deadlines. Rule 70 ejectment cases have strict one-year timing rules.
Do not confuse possession with ownership. A court may decide temporary possession in ejectment without finally deciding title.
Do not ignore adjoining owners. Boundary corrections often require notice to affected parties.
Do not use a survey to enlarge a title. PD 1529 restricts changes that enlarge the area covered by a Torrens title without proper legal basis. (Supreme Court E-Library)

Frequently Asked Questions

Which is followed in the Philippines, the old survey or the new survey?

Neither one is followed automatically. The proper approach is to compare the old survey, new survey, title, approved plan, technical description, monuments, adjoining titles, and official DENR/LRA records. A new survey is useful evidence, but it does not automatically amend a Torrens title or transfer ownership.

Can a new relocation survey change my land title?

No. A relocation survey can show where the boundaries appear to be on the ground, but it does not by itself change the title. Changes to a Torrens title or technical description generally require registration steps, LRA/DENR action, or a court order, depending on the issue.

What if my neighbor’s survey says my fence is encroaching?

Ask for the signed and sealed survey report and the documents used as basis. Then get your own title, approved plan, and technical description checked by a licensed geodetic engineer. If the encroachment is confirmed, settlement may be possible. If not, the dispute may need barangay conciliation and court action.

Is the area on the title controlling?

Not always. If the title says “more or less,” the area may be approximate. The technical description and metes and bounds usually carry greater weight in identifying the land. But a large discrepancy should be investigated carefully because it may indicate a survey, plotting, overlap, or title problem.

Can the barangay decide who owns the disputed strip?

No. The barangay may mediate and help the parties reach settlement, but it cannot finally decide ownership, cancel a title, amend a technical description, or declare a survey invalid in a way that binds the title records.

What case should I file if someone occupied part of my titled land?

If the entry was recent and involved force, intimidation, threat, strategy, or stealth, forcible entry under Rule 70 may apply and timing is critical. If the issue is beyond one year or involves better right to possess, accion publiciana may apply. If ownership and recovery of the property are involved, accion reivindicatoria or quieting of title may be appropriate.

Can I remove my neighbor’s wall if the survey shows it is inside my lot?

Do not remove it by yourself. Document the encroachment, send a written demand, go through barangay conciliation when required, and use the correct court remedy. Self-help can expose you to counterclaims, criminal complaints, or accusations of bad faith.

What if two Torrens titles overlap?

An overlap between two titles is serious. It cannot be solved merely by choosing the newer or older private survey. You need certified title records, approved plans, LRA/DENR verification, and usually a direct court proceeding to determine the effect of the overlap.

Can a foreigner rely on a survey to claim land in the Philippines?

A survey cannot overcome constitutional land ownership restrictions. Foreigners generally cannot acquire private land in the Philippines except in limited situations such as hereditary succession. A foreigner may be involved as spouse, heir, investor, lessee, or owner of improvements, but land ownership rules remain strict.

How long does a land survey dispute take?

A simple relocation survey may take days to weeks depending on records and field conditions. Getting certified records from government offices may take longer if old plans are archived, unclear, or mismatched. Barangay conciliation may take weeks. Court cases involving possession may move faster than title cases, while ownership, cancellation, reconveyance, or technical correction cases may take months to several years depending on objections, surveys, court congestion, and appeals.

Key Takeaways

A new survey is evidence, not ownership.
The strongest survey is one tied to the title, approved plan, technical description, and official records.
In titled land, the metes and bounds in the technical description are often more important than the area figure alone.
A Torrens title cannot be casually attacked, amended, enlarged, or cancelled through a private survey.
Hire a licensed geodetic engineer and insist on a signed, sealed, well-explained relocation report.
Do not move mohon, destroy fences, or use force while the dispute is unresolved.
Barangay conciliation may be required, but barangay officials cannot decide title.
Choose the correct remedy: forcible entry, unlawful detainer, accion publiciana, accion reivindicatoria, quieting of title, Section 108 correction, partition, or direct cancellation/reconveyance.
Foreigners must consider Philippine constitutional land ownership restrictions even if they paid for the survey or improvements.
The best first step is always to secure certified title and survey records, compare them technically, and act based on the exact type of discrepancy.