Action to quiet title; requisites

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)