FORECLOSURE SALE RETROACTS TO REGISTRATION OF MORTGAGE

> The settled doctrine is that the effects of a foreclosure sale retroact to the date of registration of the mortgage.

> Hence, if the adverse claim is registered only after the annotation of the mortgage at the back of the certificate of title, the adverse claim could not effect the rights of the mortgagee; and the fact that the foreclosure of the mortgage and the consequent public auction sale have been effected long after the annotation of the adverse claim is of no moment, because the foreclosure sale retroacts to the date of registration of the mortgage.