Professional Documents
Culture Documents
FACTS:
Southern Industrial Project (SIP) and/or Bacong
purchased the vessels SS "Southern Comet," SS "Southern
Express" and SS "Southern Hope," thru financing furnished by
defendant Peoples Bank and Trust Company, now the Bank of
the Philippine Islands. To secure the payment of whatever
amounts maybe disbursed for the aforesaid purpose, the said
vessels were mortgaged to Peoples Bank and Trust Company.
For the operation of the said vessels, these were placed under
the booking agency of defendant Interocean Shipping
Corporation, with the undertaking that the freight revenues
from their charter and operation shall be deposited with the
Trust Department of Peoples Bank and Trust Company and
that disbursements made there from shall be covered by
vouchers bearing the approval of SIP. As Peoples Bank and
Trust Company and SIP were not satisfied with the amount of
revenues being deposited with the said Bank, it being
suggested that diversions thereof were being made, Gregorio
A. Concon of SIP and/or Bacong and Roman Azanza of
Peoples Bank and Trust Company, organized S.A. Gacet, Inc.
to manage and supervise the operation of the vessels with
Ezekiel P. Toeg as the manager thereof. Accordingly, on
August 15, 1966, a Management Contract was entered into
between SIP and GACET, Inc., placing the supervision and
management of the aforementioned vessels in the hands of
GACET, Inc., which was to run for a period of six (6) months,
renewable at the will of the parties, without however,
terminating the booking agency of Interocean Shipping
Corporation. Likewise, under the terms of said Management
Contract, the Peoples Bank and Trust Company was
designated as depository of all revenues coming from the
operation of the subject vessels thereby enabling it to control
all expenses of GACET, Inc., since they win all be drawn
against said deposit.
During the period comprising March 16, 1967 and
August 25, 1967, GACET and Interocean in performing their
obligations under said Management Contract, contracted the
services of herein plaintiff-appellee, Benjamin Pineda doing
business under the name and style "Pioneer Iron Works," to
carry out repairs, fabrication and installation of necessary parts
in said vessels in order to make them seaworthy and in good
working operation. Accordingly, repairs on the vessels were
made. Labor and materials supplied in connection therewith,
amounted to P84,522.70, P18,141.75 of which was advanced
by Interocean, thereby leaving a balance of P62,095.95. For
this balance, Interocean issued three checks and the third one
for P 17,377.57. When these checks were however presented
to the drawee, Peoples Bank and Trust Company, they were
dishonored as defendant Interocean stopped payment thereon.
Meanwhile and by reason of the inability of SIP and/or
Bacong to pay their mortgage indebtedness which was past
due since 1964, the mortgagee Peoples Bank and Trust
Company threatened to foreclose the mortgage on said
vessels. In order to avoid the inconvenience and expense of
imminent foreclosure proceedings, SIP and/or Bacong sold
said vessels to Peoples Bank by way of dacion en pago. The
sale is evidenced by three (3) deeds of sale all dated January
19, 1968 (Exhs. C, D, & E). Immediately preceding the
execution of said deeds of sale, SIP, Bacong and Peoples
ISSUE:
Whether or not the Intermediate Appellate Court erred
in affirming the ruling of the lower court that petitioner is liable
to private respondent when the same was based on an
erroneous interpretation of the "confirmation of obligation" in
relation to the deeds of sale of the vessels.
RULING:
There is no question that at the time subject obligation
was incurred, the vessels were owned by defendant Southern
industrial Projects, Inc. although mortgaged to People's Bank
and Trust Company. Hence, the former as owner is liable for
the costs of repairs made on the vessels. On the other hand,
Interocean Shipping Corporation and S.A. Gacet undeniably
mere agents of the owner, a disclosed principal, cannot be held
liable for repairs made on the vessels to keep them in good
running condition in order to earn revenue, there being no
showing that said agents exceeded their authority.
Ultimately therefore, the issue which remains
whether or not People's Bank, now Bank of P.I. being
purchaser of said vessels, is jointly and severally liable for
outstanding balance of said repairs, admittedly a lien on
properties in question.
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FACTS:
PROCEDURAL FACTS: This is an appeal taken by the
defendant-petitioner (Kasilag) from the decision of the Court of
Appeals which modified that rendered by the court of First
Instance of Bataan. The said court held: that the contract is
entirely null and void and without effect; that the plaintiffsrespondents (Rodriguez, et.al.), then appellants, are the
owners of the disputed land, with its improvements, in common
ownership with their brother Gavino Rodriguez, hence, they
are entitled to the possession thereof; that the defendantpetitioner should yield possession of the land in their favor, with
all the improvements thereon and free from any lien.
SUBSTANTIVE FACTS: The parties entered into a contract of
loan to which has an accompanying accessory contract of
mortgage. The executed accessory contract involved the
improvements on a piece land, the land having been acquired
by means of homestead. Petitioner for his part accepted the
contract of mortgage.
Believing that there are no violations to the prohibitions in the
alienation of lands Petitioner, acting in good faith took
possession of the land. To wit, the Petitioner has no knowledge
that the enjoyment of the fruits of the land is an element of the
credit transaction of Antichresis.
ISSUES:
1.
Whether or not the principal contract entered into is null
and void.
2.
2.
Parties entered into another verbal contract whereby the
petitioner was authorized to take possession of the land, to
receive the fruits thereof and to introduce improvements
thereon, provided that he would renounce the payment of
stipulated interest and he would assume payment of the land
tax. The possession by the petitioner and his receipt of the
fruits of the land, considered as integral elements of the
contract of antichresis, are illegal and void agreements
because the contract of antichresis is a lien and such is
expressly prohibited by section 116 of Act No. 2874.
DIZON, J.:
The case at bar was commenced in the Court of First Instance of
Manila by lrma Rohde Shotwell, assisted by her husband,
ANSELMO M. Shotwell, against the partnership Vicente Gotamco
Hermanos hereinafter referred to simply as Gotamco for the
final liquidation and payment of the unpaid balance of a pre-war
loan, secured by mortgage, granted to the latter wayback in 1926
by William J. Rohde, plaintiff's father. In its answer Gotamco
Hermanos relied mainly on the defense of (a) payment, and (b) on
the claim that whatever reservation was made by its creditor
regarding the revaluation of payments made was subject to the
condition that there should be a law enacted governing revaluation
of payments of pre-war monetary obligations with Japanese
military notes, and that no such legislation has ever been enacted.
After trial upon the issue thus joined, the court rendered judgment
as follows:
DECISION
PANGANIBAN, J.:
Under the terms of the subject Contract, "actual possession"
cannot be equated with "actual occupancy." Inasmuch as the
housing unit was physically occupied by parties other than those
intended to be benefited by the housing program of the Social
Security System, there was a clear violation of the Contract. Since
respondent did not comply with his obligations, rescission is
proper.
The Case
Before us is a Petition for Review1 under Rule 45 of the Rules of
Court, assailing the October 9, 2002 Decision2 of the Court of
Appeals (CA) in CA-GR CV No. 61374. The appellate court
disposed as follows:
"WHEREFORE, the instant appeal is DENIED for lack of
merit. The decision of the Regional Trial Court, Quezon
City, Branch 105, in Civil Case No. Q-96-27031 is hereby
AFFIRMED."3
The Facts
The CA narrated the facts thus:
"x x x [Respondent] Jerry V. David is an employee of the
SSS, formerly assigned at its Membership (Backroom)
Department. Pursuant to its Employees' Housing Loan
Program, SSS awarded David a house and lot located at
North Fairview, Quezon City. A Deed of Conditional Sale
over the subject property was thereafter executed
between the parties.
"On reports that numerous violations have been
committed by some of the housing awardees in
connection with the conditions governing their sales, SSS
conducted an investigation on the matter. The
investigation revealed that in the case of [Respondent]
David, he committed two (2) violations of his deed of
conditional sale, to wit: (1) neither the [respondent] nor
his immediate family resided and/or occupied the said
housing unit, and (2) he allowed a certain Buenaventura
Penus to possess and occupy the property.
Issues
In its Memorandum, petitioner raises this sole issue: "whether the
Court of Appeals committed reversible error in affirming the
Decision of the trial court holding that respondent did not violate
the terms and conditions of the Deed of Conditional Sale." 7
The Court's Ruling
The Petition is meritorious.
Sole Issue:
Violation of the Terms and Conditions
of the Deed of Conditional Sale
Petitioner avers that respondent violated the terms and conditions
of the Deed of Conditional Sale, when he failed to "actually occupy
and possess the property at all times" 8 and allowed other persons
to do so.9
It argues that contrary to the rulings of the trial and the appellate
courts, the Deed of Conditional Sale required "actual physical
possession at all times," not just simple possession. It contends
that the material occupation of the property by other persons ran
counter to the objective of the Social Security System (SSS)
housing program to restrict the use and enjoyment of the housing
units to SSS employees and their immediate families only.
Petitioner likewise submits that the appellate court erred in
believing the claim of respondent that the house was uninhabitable
when it was delivered to him in 1992. His claim was belied by his
acceptance of the property without protest, as well as by the fact
that his alleged caretakers had lived there from 1992 to 1996.
Petitioner adds that he should have used his available money to
improve the property, if the unit was indeed unlivable, instead of
fully settling in advance in December 1992 the unpaid balance of
its purchase price.
Propriety of Review
At the outset, the Court stresses that a question of law has arisen
from petitioner's contention that simple possession under Article
531 of the Civil Code is not the same as "actual occupancy and
possession at all times," as required of respondent under the
Deed. Such question -- of what law, rule or principle is to govern a
given state of facts -- is decidedly one of law. 10 It may be raised in
this appeal by certiorari under Rule 45 of the Rules of Court.
Rules of Contract Interpretation
Certain rules of contract interpretation come to mind at this point.
First, in construing a contract, it is a fundamental task to ascertain
the intention of the contracting parties. 11 As a rule, such intention is
determined by looking at the words used -- at all the words rather
than at a particular word or two; and at words in context rather
than just words standing alone.12
Indeed, under Article 1374 of the Civil Code, "the various
stipulations of a contract shall be interpreted together, attributing to
the doubtful ones that sense which may result from all of them
taken jointly." Second, the ascertained intention of the parties is
deemed an integral part of the contract, as though it has been
originally expressed in unequivocal terms.13 And third, the
reasonableness of the result obtained, after analysis and
construction of a contract, must also be carefully considered. 14
Unlike
Neither can respondent assail the validity of the Contract as a onesided "take it or leave it" agreement. To begin with, a contract of
adhesion -- wherein one party imposes a ready-made form of
contract on the other -- is not strictly against the law.34 The terms of
the agreement cannot be modified, but can be freely rejected in its
entirety, by the other party. On the other hand, the latter's
adherence thereto would mean consent. 35 We need only to remind
respondent that contractual obligations between the parties have
the force of law and must be complied with in good faith.36
We therefore do not see any reason to discuss respondent's
added arguments, other than to say that the objectives of low-cost
housing -- mandated under the social justice provisions of the
Constitution37 -- are too important to be sidetracked by lame,
untimely and unfounded excuses. Such excuses do nothing but
harm to the salutary efforts of providing the underprivileged and
the homeless with cheap but decent houses. It is for this reason
that we regard this case as no ordinary skirmish over contractual
relations.
Rescission
In view of the foregoing discussion, we rule that rescission of the
Contract is the proper recourse. Article 1191 of the Civil Code
provides:
"Art. 1191. The power to rescind obligations is implied in
reciprocal ones, in case one of the obligors should not
comply with what is incumbent upon him.
"The injured party may choose between fulfillment and
the rescission of the obligation, with the payment of
damages in either case. He may also seek rescission
even after he has chosen fulfillment, if the latter should
become impossible."
As noted in previous cases, the rescission contemplated under
Article 1191 is a principal action for "resolution," which is based on
a breach by a party of its reciprocal obligations. 38 The present
Contract is one of conditional sale -- oftentimes referred to as a
contract to sell, wherein ownership or title is retained by the
vendor39 until "full payment by the VENDEE of the full purchase
price of the PROPERTY, with all the interest due thereon, as well
as taxes and other charges AND upon their faithful compliance
with all the conditions of this Contract x x x."40
Although a transfer of ownership or title from the seller to the buyer
is normally predicated upon the payment of the purchase price, the
parties are nevertheless free to stipulate other lawful conditions by
which they bind themselves and upon which transfer of ownership
depends.41 In this case, that other obligation was faithful
compliance with the conditions of the Contract. Respondent did not
faithfully comply with the conditions under subparagraphs (10)(a)
and (c). His noncompliance also constituted a breach of his
reciprocal obligations under the Deed.
The Deed itself provides for its annulment and cancellation by
reason of a breach of the terms and conditions stipulated therein.
Paragraphs 11 and 12 provide thus:
"11. Should the VENDEE violate, refuse or fail to comply
with any of the terms and conditions stipulated herein, for
whatever reason, or is found to have committed any
misrepresentation in his/her application for EMPLOYEE
HOUSING LOAN, this Contract shall be deemed
annulled and cancelled without prejudice of the rights of
the parties under Republic Act No. 6652, otherwise
known as the Maceda Law, and shall entitle the
VENDOR to immediately repossess the property as if this
August 7, 1915
JOHNSON, J.:
The facts upon which the decision in this case depends are as
follows:
(1) The the plaintiff, in the month of May, 1908, and for a long
time prior thereto, was the owner of a certain parcel of land
particularly described in paragraph 2 of the complaint.
(2) That on the 16th day of May, 1908, the plaintiff executed
the following document, which conferred upon the defendant
Marcos P. Puno the power, duties and obligations therein
contained:
I, Diego Lian, of age, married, a resident of Daet,
Province of Ambos Camarines, Philippine Islands,
and at the present time temporarily residing in this city
of Tarlac, capital of the Province of Tarlac, P.I., set
forth that I hereby confer sufficient power, such as the
law requires, upon Mr. Marcos P. Puno, likewise a
resident of this city of Tarlac, capital of the Province of
Tarlac, in order that in my name and representation
he may administer the interest I possess within this
municipality of Tarlac, purchase, sell, collect and pay,
as well as sue and be sued before any authority,
appear before the courts of justice and administrative
officers in any proceeding or business concerning the
good administration and advancement of my said
interests, and may, in necessary cases, appoint
attorneys at law or attorneys in fact to represent him.
The meaning, purport, and power conferred by this document
constitute the very gist of the present action.
(3) That in June, 1911, the defendant Puno, for the sum of
P800, sold and delivered said parcel of land to the other
defendants.
The plaintiff alleges that the said document (Exhibit A) did not
confer upon the defendant Puno the power to sell the land and
prayed that the sale be set aside; that the land be returned to
him, together with damages.
The defendants at first presented a demurrer to the complaint,
which was overruled. To the order overruling the demurrer the
defendants duly excepted. They later answered. In their
answer they first denied generally and specially all of the
important facts stated in the complaint. In their special answer
or defense they admitted the sale of the land by Puno to the
other defendants and alleged that the same was a valid sale
and prayed to be relieved from the liability under the complaint,
with their costs.
Upon the issue thus presented the lower court decided: (1)
That the document Exhibit A did not give Puno authority to sell
the land; (2) that the sale was illegal and void; (3) That
defendants should return to the land to the plaintiff; and (4)
That the defendants should pay to the plaintiff the sum of
P1,000 as damages, P400 of which the defendant Puno should
alone be responsible for, and to pay the costs.
SANCHEZ, J.:
Disputing the correctness of the lower court's order of April 29,
1961 dismissing the complaint, plaintiff elevated the case1 to
this Court on appeal.
Plaintiff's complaint which defendants, by a motion to
dismiss, successfully overturned in the court below is
planted upon a document Annex "A" of the complaint, labeled
in the national language "SALAYSAY" (Statement). It was in
the form of an affidavit subscribed and sworn to by one
Clemente Dalandan on September 8, 1950. By the terms of
this writing, Clemente Dalandan, deceased father of
defendants Emiliano and Maria Dalandan, acknowledged that
a four-hectare piece of riceland in Las acknowledged that a
four-hectare piece of riceland in Las Pias, Rizal belonging to
Victoriana Dalandan, whose only child and heir is plaintiff
Victoria Julio, was posted as security for an obligation which
he, Clemente Dalandan, assumed but, however, failed to fulfill.
The result was that Victoriana's said land was foreclosed. The
key provisions of said document are:2
3. Na ang lupang palayang ito na pagaari ni
VICTORIANA DALANDAN at sa kasalukuyan ay
walang ibang tagapagmana kung di si VICTORIA
JULIO, ay napafianza sa akin nuong bago pa
dumating ang huling digmaan at dahil sa hindi ako
nakatupad sa aking pananagutang na sasagutan ng
bukid niyang ito ay naembargo ang nasabi niyang
lupa;
[That this riceland owned by VICTORIANA
DALANDAN whose sole heir is VICTORIA JULIO was
posted as security for an obligation assumed by me
even before the outbreak of the last war and because
I failed to fulfill the obligation secured by her said farm
the same was foreclosed;]
land but defendants have refused and until now still refuse to
fix a specific time within which they would deliver to plaintiff the
aforementioned parcels of land." Predicated upon the
foregoing allegations, plaintiff prayed for judgment against
defendants:
(a) Adjudging the herein plaintiff as owner of the land
described in paragraph 4 hereof;
(b) Fixing a time within which defendants should
deliver the said parcels of land to the herein plaintiff
as well as the fruits thereof;
(c) Adjudging that upon the expiration of the said time
defendants convey and deliver to the herein plaintiff
the said parcels of land as well as the fruits thereof;
(d) Ordering the defendants to pay the plaintiff the
sum of P2,000.00 as attorneys' fees;
(e) Ordering the defendants to pay the costs of the
suit; and granting such other relief and remedy as
may be just and equitable in the premises.
Defendants met the complaint with a motion to dismiss
grounded on: (1) prescription of plaintiff's action; (2) pendency
of another suit between the same parties for the same cause;
and (3) release and/or abandonment of the claim set forth in
plaintiff's complaint.
By its order of April 29, 1961, the lower court ruled that
plaintiff's suit, viewed either as an action for specific
performance or for the fixing of a term, had prescribed.
Reason: the 10-year period from the date of the document had
elapsed. The lower court found it unnecessary to pass upon
the other grounds for the motion to dismiss. Hence, this
appeal.
1. The threshold problem, basic to an understand of the issues
herein involved, is the meaning to be attached to the document
now under review. Undoubtedly, bad more felicitous terms
been employed, the intention of the parties could easily be
read. Unfortunately, ineptness of expression exacts of us an
examination of the document. Familiar rules of interpretation of
documents tell us that in ascertaining the intention of the
parties, the contents thereof should not be interpreted
piecemeal; all parts, provisions or terms are to be considered;
each paragraph clause or phrase must be read not in isolation,
but in the light of the entire writing; doubtful ones should be
given that sense which may result from all of them, considered
as a whole. Such construction will be adopted as will result
from an overall view of the document itself.
It is, in this perspective that we now look into the writing.
Adverting to paragraph 4 of the deed, defendants take the
position that the deceased Clemente Dalandan simply
"promised" to Victoria Julio a farm of about four hectares to
replace the land of Victoriana Dalandan (mother of Victoria
Julio) which was foreclosed. But this view loses sight of the
later provisions thereof. By paragraph 5, Clemente's children
may not be forced to give up the harvest of the farm mentioned
in the deed. This was followed by paragraph 6 which states
that Victoria Julio may not immediately demand the substitute
(kapalit) for the forfeited land. These last two statements in the
deed express the dominant purpose of the instrument. They
convey the idea that the naked ownership of the land in
PARAS, J.:
This is a petition for review on certiorari seeking to set aside:
(a) the judgment of respondent Court of Appeals dated March
25, 1976 in CA-G.R. No. 50112-R, entitled National Power
the required period and this case was submitted for decision
without respondent's brief in the resolution of this Court of
February 25. 1977) Rollo, p. 103).
In its brief, petitioner raised the following assignment of errors:
I
RESPONDENT COURT OF APPEALS ERRED IN
HOLDING THAT PETITIONER SHOULD HAVE
GIVEN NOTICE TO PRIVATE RESPONDENT
PHILAMGEN OF ANY EXISTING OBLIGATION
WITHIN 30 DAYS FROM EXPIRATION OF THE
BOND TO HOLD SAID SURETY LIABLE
THEREUNDER, DESPITE PETITIONER'S TAKING
OVER OF THE WORK ABANDONED BY THE
CONTRACTOR BEFORE ITS COMPLETION.
II
ASSUMING ARGUENDO THAT PETITIONER
SHOULD STILL NOTIFY PRIVATE RESPONDENT
PHILAMGEN OF ANY EXISTING OBLIGATION
UNDER THE BOND DESPITE THE TAKE-OVER OF
WORK BY PETITIONER, RESPONDENT COURT OF
APPEALS NONETHELESS ERRED IN HOLDING
THAT PETITIONER'S LETTER DATED JULY 19,
1963 (EXH. E) TO PRIVATE RESPONDENT WAS
NOT SUFFICIENT COMPLIANCE WITH THE
CONDITION OF THE BOND.
III
RESPONDENT COURT OF APPEALS ERRED IN
ABSOLVING PRIVATE RESPONDENT PHILAMGEN
FROM ITS LIABILITY UNDER THE BOND.
The decisive issue in this case is the correct interpretation
and/or application of the condition of the bond relative to its
expiration, in correlation with the provisions of the construction
contract, the faithful performance of which, said bond was
issued to secure.
The bone of contention in this case is the compliance with the
notice requirement as a condition in order to hold the surety
liable under the bond.
Petitioner claims that it has already complied with such
requirement by virtue of its notice dated July 19, 1963 of
abandonment of work by FEEI and of its takeover to finish the
construction, at the same time formally holding both FEEI and
Philamgen liable for the uncompleted work and damages. It
further argued that the notice required in the bond within 30
days after its expiration of any existing obligation, is applicable
only in case the contractor itself had completed the contract
and not when the contractor failed to complete the work, from
which arises the continued liability of the surety under its bond
as expressly provided for in the contract. Petitioner's
contention was sustained by the trial court.
On the other hand, private respondent insists that petitioner's
notice dated July 19, 1983 is not sufficient despite previous
events that it had knowledge of FEEI's failure to comply with
the contract and claims that it cannot be held liable under the
bond without notice within thirty days from the expiration of the
Parties:
plaintiff-appelant: Nielson & Co
defendant-appelle: Lepanto Consolidated Mining Co.
Facts:
The surety bond must be read in its entirety and together with
the contract between NPC and the contractors. The provisions
must be construed together to arrive at their true meaning.
Certain stipulations cannot be segregated and then made to
control.
Furthermore, it is well settled that contracts of insurance are to
be construed liberally in favor of the insured and strictly against
the insurer. Thus ambiguity in the words of an insurance
contract should be interpreted in favor of its beneficiary.
(Serrano v. Court of Appeals, 130 SCRA 327, July 16, 1984).
In the case at bar, it cannot be denied that the breach of
contract in this case, that is, the abandonment of the
unfinished work of the transmission line of the petitioner by the
contractor Far Eastern Electric, Inc. was within the effective
date of the contract and the surety bond. Such abandonment
gave rise to the continuing liability of the bond as provided for
in the contract which is deemed incorporated in the surety
bond executed for its completion. To rule therefore that private
respondent was not properly notified would be gross error.
PREMISES CONSIDERED, the decision dated March 25,
1976 and the resolution dated April 19, 1976 of the Court of
Appeals are hereby SET ASIDE, and a new one is hereby
rendered reinstating the decision of the Court of First Instance
of Manila in Civil Case No. 70811 entitled "National Power
Corporation v. Far Eastern Electric, Inc., et al."
In the latter part of 1941, the parties agreed to renew the contract
for another period of 5 years, but in the mean time, the Pacific
War broke out in December 1941.
Shortly after the mines were liberated from the Japanese invaders
in 1945, a disagreement arose between NIELSON and LEPANTO
over the status of the operating contract which as renewed
expired in 1947. Under the terms thereof, the management
contract shall remain in suspense in case fortuitous event or force
majeure, such as war or civil commotion, adversely affects the
work of mining and milling.
The Supreme Court reversed the decision. It held that the war
suspended the contract by virtue of the force majeure clause. And
that the intention of the parties regarding the meaning and usage
concerning the force majeure clause meant the extension of the
same for a period equivalent to the suspension.
SO ORDERED.
Issue:
Held:
The pertinent portion of the management contract (Exh. C) which
refers to suspension should any event constituting force majeure
happen appears in Clause II thereof which we quote hereunder:
In the event of inundations, floodings of the mine, typhoon,
earthquake or any other force majeure, war, insurrection,
civil commotion, organized strike, riot, injury to the
machinery or other event or cause reasonably beyond the
control of NIELSON and which adversely affects the work of
mining and milling; NIELSON shall report such fact to
LEPANTO and without liability or breach of the terms of this
Agreement, the same shall remain in suspense, wholly or
partially during the terms of such inability.
A careful scrutiny of the clause above-quoted will at once reveal that in
order that the management contract may be deemed suspended two
events must take place which must be brought in a satisfactory manner
to the attention of defendant within a reasonable time, to wit: (1) the
event constituting the force majeure must be reasonably beyond the
control of Nielson, and (2) it must adversely affect the work of mining
and milling the company is called upon to undertake. As long as these
two condition exist the agreement is deem suspended.
Does the evidence on record show that these two conditions had
existed which may justify the conclusion that the management
agreement had been suspended in the sense entertained by
appellant? Let us go to the evidence.
It is a matter that this Court can take judicial notice of that war
supervened in our country and that the mines in the Philippines were
either destroyed or taken over by the occupation forces with a view to
their operation. The Lepanto mines were no exception for not was the
mine itself destroyed but the mill, power plant, supplies on hand,
equipment and the like that were being used there were destroyed as
well. Thus, the following is what appears in the Lepanto Company
Mining Report dated March 13, 1946 submitted by its President C. A.
DeWitt to the defendant:1 "In February of 1942, our mill, power plant,
supplies on hand, equipment, concentrates on hand, and mine, were
destroyed upon orders of the U.S. Army to prevent their utilization by
the enemy." The report also mentions the report submitted by Mr.
Blessing, an official of Nielson, that "the original mill was destroyed in
1942" and "the original power plant and all the installed equipment
were destroyed in 1942." It is then undeniable that beginning February,
1942 the operation of the Lepanto mines stopped or became
suspended as a result of the destruction of the mill, power plant and
other important equipment necessary for such operation in view of a
cause which was clearly beyond the control of Nielson and that as a
consequence such destruction adversely affected the work of mining
and milling which the latter was called upon to undertake under the
management contract. Consequently, by virtue of the very terms of
said contract the same may be deemed suspended from February,
1942 and as of that month the contract still had 60 months to go.
On the other hand, the record shows that the defendant admitted that
the occupation forces operated its mining properties subject of the
management contract,2 and from the very report submitted by
President DeWitt it appears that the date of the liberation of the mine
was August 1, 1945 although at the time there were still many booby
traps.3 Similarly, in a report submitted by the defendant to its
stockholders dated August 25, 1948, the following appears: "Your
Directors take pleasure in reporting that June 26, 1948 marked the
official return to operations of this Company of its properties in
Mankayan, Mountain Province, Philippines."4
It is, therefore, clear from the foregoing that the Lepanto mines were
liberated on August 1, 1945, but because of the period of rehabilitation
and reconstruction that had to be made as a result of the destruction of
the mill, power plant and other necessary equipment for its operation it
cannot be said that the suspension of the contract ended on that date.
Hence, the contract must still be deemed suspended during the
succeeding years of reconstruction and rehabilitation, and this period
can only be said to have ended on June 26, 1948 when, as reported by
the defendant, the company officially resumed the mining operations of
September 8, 2006
the house and lot and refused to vacate the property despite
demand. The Metropolitan Trial Court (MeTC), Branch 77,
Paraaque dismissed the complaint for lack of cause of action. 8
The RTC, Branch 257, Paraaque, likewise dismissed Moises
appeal based on its finding that the parties did not intend to enter
into a lease agreement.9 The Court of Appeals denied Moises
petition for review on the ground of late filing. 10 Upon elevation to
this Court, Moises petition for review on certiorari was denied with
finality by this Court.11
On June 21, 1999, the trial court rendered judgment in favor of
petitioners in Civil Case No. 96-0172. The dispositive portion of the
decision reads:
WHEREFORE, the plaintiffs having been able to prove
their claim by preponderance of evidence, judgment is
hereby rendered in their favor and against spouses
Moises P. Layug and Felisarin Layug whereby the
Contract of Lease as well as the Deed of Sale allegedly
executed by the herein parties are hereby declared NULL
and VOID and of no force and effect and the Register of
Deeds of the City of Paraaque is hereby ordered to
cancel Transfer Certificate of Title No. 20489 registered
in the names of MOISES P. LAYUG married to
FELISARIN LAYUG and to issue a new one in the name
of Spouses Cesar R. Romulo and Nenita S. Romulo,
upon the payment of the required fees by the plaintiffs.
Likewise, defendants Spouses Moises P. Layug and
Felisarin Layug are hereby ordered to pay jointly and
severally Spouses Cesar R. Romulo and Nenita S.
Romulo the following, to wit:
1. The amount of P100,000.00 as and by way
of moral damages;
2. The amount of P80,000.00 as exemplary
damages;
3. The amount of P50,000.00 as and by way of
attorneys fees; and
4. The costs of suit.
SO ORDERED.12
Respondents elevated the matter to the Court of Appeals,
questioning, among others, the trial courts finding that the contract
between petitioners and respondents was an equitable mortgage. 13
The Court of Appeals reversed and set aside the RTC Decision,
mainly on the ground that petitioners failed to present sufficient
evidence to prove their allegation that their signatures to the Deed
of Absolute Sale were obtained fraudulently. Their motion for
reconsideration rebuffed,14 petitioners filed the instant petition
raising the lone issue of whether or not the transaction between
the parties constitutes an equitable mortgage.
On this issue, the RTC and the Court of Appeals differ in opinion.
The trial court based its declaration that an equitable mortgage
was intended by the parties on the finding that petitioners
remained in possession of the house and lot even after the
property was supposedly sold to respondents. The trial court also
gave evidentiary weight to the decisions of the MeTC and RTC
dismissing the action for ejectment in Civil Case No. 9422, where
both courts found that petitioners neither vacated the property nor
paid any rental even after the execution of the Deed of Absolute
Sale. The Court of Appeals disagreed and declared that an
absolute sale was contemplated by the parties based on the
express stipulations in the Deed of Absolute Sale and on the acts
of ownership by respondents subsequent to its execution.
Whether or not the parties intended an equitable
factual issue. As a general rule, factual review
province of this Court. One of the exceptions
exemplified by the instant case where the factual
RTC and Court of Appeals are contradictory.
mortgage is a
is beyond the
to the rule is
findings of the
after its execution, precludes the Court from declaring that the
parties intended the transfer of the property from one to the other
by way of sale.
Consistent with the foregoing state of the evidence, Articles 1604
and 1602 of the Civil Code come into play. The articles provide that
when the parties to a contract of sale actually intended such
contract to secure the payment of an obligation, it shall be
presumed to be an equitable mortgage:
Art. 1602. The contract shall be presumed to be an
equitable mortgage in any of the following cases:
1) When the price of a sale with right to
repurchase is unusually inadequate;
2) When the vendor remains in possession
as lessee or otherwise;
3) When upon or after the expiration of the right
to repurchase, another instrument extending
the period of redemption or granting a new
period is executed;
4) When the vendor binds himself to pay the
taxes on the thing sold;
5) When the purchaser retains for himself a part
of the purchase price;
6) In any other case where it may be fairly
inferred that the real intention of the parties
is that the transaction shall secure the
payment of a debt or the performance of any
other obligation. (Emphasis supplied.)
Art. 1604. The provisions of Article 1602 shall also apply
to a contract purporting to be an absolute sale.
For the presumption of equitable mortgage to arise, two requisites
must be satisfied, namely: that the parties entered into a contract
denominated as a contract of sale and that their intention was to
secure an existing debt by way of mortgage. Under Article 1604 of
the Civil Code, a contract purporting to be an absolute sale shall
be presumed to be an equitable mortgage should any of the
conditions in Article 1602 be present. 26 To stress, the existence of
any one of the conditions under Article 1602, not a concurrence, or
an overwhelming number of such circumstances, suffices to give
rise to the presumption that the contract is an equitable
mortgage.27 It must be emphasized too, however, that there is no
conclusive test to determine whether a deed absolute on its face is
really a simple loan accommodation secured by a mortgage. In
fact, it is often a question difficult to resolve and is frequently made
to depend on the surrounding circumstances of each case. When
in doubt, courts are generally inclined to construe a transaction
purporting to be a sale as an equitable mortgage, which involves a
lesser transmission of rights and interests over the property in
controversy.28
The Court has not hesitated to declare a purported contract of sale
as an equitable mortgage even when only one of the enumerated
circumstances under Article 1602 is proved. 29 In the case at bar,
petitioners remained in possession of the house and lot even after
the execution of the Deed of Absolute Sale. Moreover, they
remained in possession of the property for more than the
reasonable time that would suggest that petitioners were mere
lessees thereof. For one, it took respondents more than five years
from the time of the execution of the Deed of Absolute Sale and
the Contract of Lease to file the action for ejectment. Within this
period, petitioners neither paid any rental nor exercised the option
to buy purportedly the leased property from respondents.
Incidentally, in the decisions of the MeTC and the RTC in the
separate action for ejectment, both lower courts observed that
when petitioners were made to sign a blank document, which
turned out to be a Contract of Lease of their house and lot, they
were of the belief that the blank document would serve only as
guaranty for the payment of their obligation to respondents.
The claim that petitioners possession of the house and lot was by
sheer tolerance of respondents is specious. Respondents could
not explain why they allowed petitioners more than five years to
look for another place to transfer. These circumstances only
support the conclusion that the parties never really intended to
transfer title to the property. Under paragraph 2 of Article 1602,
where the purported vendor remains in possession of the property
subject of the sale and it can be inferred that the true intention of
the parties was to secure an existing debt, the transaction shall be
deemed an equitable mortgage.
Under paragraph 1 of Article 1602, where the purchase price is
inadequate, a contract of sale is also presumed to be an equitable
mortgage. Based on respondents evidence, petitioners property
was valued at P700,000.00 but the assailed Deed of Absolute Sale
stated a consideration of only P200,000.00. Contrary to the
appellate courts declaration that the inadequacy of the purchase
price is not sufficient to set aside the sale, the Court finds the
same as clearly indicative of the parties intention to make the
property only a collateral security of petitioners debt. The Court is
not convinced that petitioners would allow the sale of their
residential property for even less than half of its market value.
The appellate court ruled that petitioners failed to rebut the
presumption of the genuineness and due execution of the
questioned Deed of Absolute Sale. Based on the examination of
the assailed instrument and the Contract of Lease and the
testimonies of the parties, the Court cannot sustain respondents
claim that petitioners offered to sell their house and lot in
satisfaction of their indebtedness. As observed by the trial court,
the Contract of Lease appears to have been signed sometime in
November 1988 or before the execution of the Deed of Sale.
Respondents were unable to explain why they had leased the
property to petitioners before its supposed purchase by
respondents. Furthermore, the records disclose that it was only
after the institution of the ejectment case did petitioners learn
about the cancellation of their title to the property although under
the assailed Deed of Absolute Sale, petitioners were obliged to
bear the expenses of its execution and registration. These
circumstances lend credence to petitioners claim of the
surreptitious manner by which respondents made them sign
certain documents without completely disclosing the real import
thereof.
The Supreme Court is clothed with ample authority to review
matters, even if they are not assigned as errors on appeal, if it
finds that their consideration is necessary in arriving at a just
decision of the case.30 Though petitioners did not raise in issue the
appellate courts reversal of the award of damages in their favor,
the Court has the discretion to pass upon this matter and
determine whether or not there is sufficient justification for the
award of damages.
The trial court described respondents acts as "malevolent,"
necessitating the award for moral and exemplary damages. An
award of moral damages would require certain conditions to be
met, to wit: (1) first, there must be an injury, whether physical,
mental or psychological, clearly sustained by the claimant; (2)
second, there must be a culpable act or omission factually
established; (3) third, the wrongful act or omission of the defendant
is the proximate cause of the injury sustained by the claimant; and
(4) fourth, the award of damages is predicated on any of the cases
stated in Article 2219.31
However, petitioners are not completely without fault. Had they
exercised ordinary diligence in their affairs, petitioners could have
avoided executing documents in blank. Respondents wrongful act,
although the proximate cause of the injury suffered by petitioners,
was mitigated by petitioners own contributory negligence. Hence,
the award of moral and exemplary damages must be reduced to
one-half of the amounts awarded by the trial court.32
WHEREFORE, the petition is GRANTED. The Decision and
Resolution of the Court of Appeals in CA-G.R. CV 63965 are
REVERSED and SET ASIDE and the Decision of the Regional
Trial Court, Branch 258, Paraaque City in Civil Case No. 96-0172
FERNAN, C.J.:p
In this petition for review on certiorari, petitioner Reynaldo C.
Honrado, Jr. seeks the reversal of the decision of the Court of
Appeals dated August 5, 1987 1 which affirmed the decision dated
January 22, 1986 of the Regional Trial Court, Branch CXL at
Makati, Metro Manila. The dispositive portion of the affirmed
decision reads as follows:
WHEREFORE, judgment is hereby rendered ordering
defendant Reynaldo C. Honrado, Jr., to pay plaintiff MB
Finance, formerly Jardine-Manila Finance Corporation,
as follows:
1. P81,325.05, of which P40,769.00 representing
balance of the principal amount due shall earn interest of
14% per annum from January 1984;
2. P4,076.00 as liquidated damages;
3. P6,115.35 as attorney's fees; and
4. The costs of suit. 2
The factual background of this case as found by the trial court and
affirmed by the Court of Appeals is as follows:
On August 21, 1978, Hadd Construction and Trading Corporation
(HCTC for brevity) purchased on installment basis a Toyota Corolla
Hardtop, 2 Door, 1978 Model with Engine No. 3K-7515608, Serial
No. KE 35-915409, Plate No. B-YE-290 from Cressida Sales
Corporation (Cressida for brevity). HCTC represented by petitioner
Reynaldo C. Honrado, Jr. as president, executed a promissory
note in favor of Cressida, in the amount of P49,120.20, payable at
the rate of P1,364.45 a month for thirty six (36) months beginning
September 25, 1978 and every 25th day of the month thereafter
until full payment. In said promissory note, HCTC agreed to a
waiver of formal demand and presentment as well as notices of
protest and dishonor, among others. Petitioner Honrado signed the
promissory note a second time as co-maker of HCTC. 3 A chattel
mortgage on the motor vehicle was also executed by HCTC in
favor of Cressida.
On September 4, 1978, Cressida executed a deed of assignment
of the promissory note with warranty of soundness in favor of
Jardine-Manila Finance, Inc. for and in consideration of
P30,985.54. This was executed with HCTC's conformity,
represented again by petitioner as its president. Petitioner
Honrado likewise signed this deed of assignment as co-maker. 4
In due time, the trial court rendered the assailed decision against
petitioner who seasonably appealed to the Court of Appeals. On
August 5, 1987, the Court of Appeals promulgated its decision
affirming that of the trial court.
Hence the present recourse of petitioner.
To support his prayer for reversal of the appellate court's decision,
petitioner argues that he signed the promissory note and deed of
chattel mortgage in his official capacity as president of HCTC only.
He never intended to sign these documents as co-maker. Thus,
petitioner in his Memorandum raises the following issues:
1) WAS PRIVATE RESPONDENT CORRECT IN ITS
CONTENTION THAT PETITIONER WAS A CO-MAKER
OF HCTC IN THE EXECUTION OF THE PROMISSORY
NOTE AND DEED OF CHATTEL MORTGAGE IN
QUESTION?
2) WAS THE COURT OF APPEALS CORRECT IN ITS
INTERPRETATION OF SUBJECT PROMISSORY NOTE
AND DEED OF CHATTEL MORTGAGE IN FAVOR OF
PRIVATE RESPONDENT AND AGAINST PETITIONER?
5
A Yes, sir.
xxx xxx xxx
Q Also, at the right hand margin of the
promissory note there appears a
signature above the typewritten name
Reynaldo C. Honrado, Jr., co-maker,
is this your signature?
A Yes, sir, that is my signature. 7
Since petitioner Honrado did not question and in fact admitted the
genuineness and due execution of these documents, including the
genuineness of his signatures, then these documents must be
given legal effects.
The testimony of the sales agent, Mr. Caruncho, can not change
the legal effect of these documents. Granting that he told petitioner
to sign these documents in his official capacity as president of
HCTC the mere fact that petitioner also signed voluntarily as comaker proves his participation in the transactions as a co-maker.
Furthermore, Mr. Caruncho testified that when petitioner signed
these documents, all the type-written words already appeared
therein.
On the matter of interpretation of contracts, it is basic and
fundamental that if the terms of the contract are clear, the literal
meaning of the stipulation shall control. 8 The intention of the
parties to a contract must be determined from the contract itself.
When petitioner Honrado signed several times on these
documents as president of HCTC and as co-maker, there is no
other interpretation but to conclusively presume that he bound
himself also as co-maker. He cannot therefore renege on the
obligations and liabilities attached to a co-maker. When the terms
of a contract are clear and do not leave room for doubt as to the
intention of the contracting parties, it is not necessary to interpret
the same, the literal meaning of its clauses should be followed. 9
GUTIERREZ, JR., J:
This is a petition to review an amended decision of the Court of
Appeals, now Intermediate Appellate Court, insofar as it declared
the private respondent not jointly and severally liable with
Benjamin R. Sarmiento to the petitioner under an agreement and
statement of warranties executed in connection with the sale of a
parcel of land.
The property purchased by the petitioner is a 17,121 square meter
lot in lbayo, Paranaque covered by Transfer Certificate of Title No.
254170 in the name of Benjamin R. Sarmiento. The lot was
declared for taxation purposes and covered by a certificate of
payment of real property taxes. There was also a subdivision plan
and a vicinity map of the property. Respondent Castro handled the
sale for the registered owner.
When the petitioner's board of directors resolved to buy the
property for P22.00 a square meter, it imposed a condition that the
location and vicinity plans would be verified by a reputable
surveyor and the legal papers pertaining to the property should be
verified to be genuine, true, and correct.
The petitioner's board of directors authorized its treasurer, Mr.
Manuel Chua to act for the corporation in negotiating and
consummating the sale. The petitioner also engaged the services
of Honorato R. Sta. Maria, a geodetic engineer and surveyor, for
the purpose of verifying the ownership and title of the land and
Identifying and relocating the property.
While the corporation's engineer-surveyor was conducting his
verification, respondent Castro submitted to it a deed of absolute
sale executed by Benjamin Sarmiento conveying to the petitioner
the subject parcel of land. Manuel Chua signed the deed in behalf
of the petitioner but it was agreed that the purchase price would be
paid only upon receipt of the full report of Geodetic Engineer Sta.
Maria.
The sale was registered and a transfer certificate of title issued in
the name of the petitioner. When the transfer certificate of title and
the other papers were delivered to the petitioner, respondent
Castro stated in writing that it was understood that the surveyor's
report would be submitted in a day's time. He also asked for an
acknowledgment that, notwithstanding the sale and transfer, his
client had not yet been paid the agreed consideration for the sale.
The initial report of Engineer Sta. Maria was apparently
satisfactory to Mr. Manuel Chua because four (4) checks in the
amount of P150,000.00 were given to respondent Castro for
delivery to Benjamin Sarmiento as part payment of the purchase
price for the land.
Shortly after turning over the checks, however, the petitioner
ordered their payment stopped. Sarmiento also had some
problems encashing the petitioner's crossed checks. To enable the
III
IV
THE RESPONDENT COURT, IN REVERSING ITS
ORIGINAL POSITION, ERRED IN CONCLUDING THAT
THERE WAS NO CLOUD OF DOUBT DURING THE
WHOLE PERIOD OF SALE AS REGARDS TO
PARTNERSHIP
AND
TlTLE
OF
BENJAMIN
SARMIENTO, AS SUCH CONCLUSION WAS BASED
ON MISAPPREHENSION OF THE EVIDENCE ON
RECORD.
The petitioner contends that the appellate court in ruling that the
"Agreement and Statement of Warranties", Exhibit "L" was a mere
formality which did not express the true intent of the parties was, in
effect, granting a reformation of the instrument without legal basis.
It states that there is no basis for reformation.
According to the petitioner, Exhibit "L" is explicit and clear, leaving
no room for different interpretation, that it was drawn in clear and
simple language, and that it could not have possibly misled
respondent Castro, a lawyer with vast experience and superior
knowledge in this line of business, It states that the private
respondent with his experience and knowledge would not have
involved himself in a liability to pay the full price of the land without
having received its equivalent value.
Crucial to the resolution of this petition are two factual issues
resolved by the respondent court against the petitioner(1)
whether or not Benjamin Sarmiento is a fictitious person whom the
petitioner's officers never met personally, and (2) whether or not
the petitioner ordered the stop payments on the four (4) checks
representing the initial payments because of doubts about the
validity of Sarmiento's title.
We affirm the factual findings of the respondent court. The
testimony of the respondent on these issues is not only credible
but is also unrebutted by the petitioner. It states:
Q Mr. Witness, what you have testified the last
time, is that (you testified that) after the
execution of the deed of sale, plaintiff Premier
Insurance and Surety Corporation paid
Sarmiento several post dated checks and four
(4) of which are in the amount of (P150,000.00)
One Hundred Fifty Thousand Pesos, now
represented and covered by the receipt marked
as Exhibit J namely: ABC Check No. 1507
Metropolitan No. 374697, and PPC 1146821,
Check No. 736140, do you know whether or not
Mr. Sarmiento was able to encash these four
checks which are stated in your receipt of
August 7, 1969, Exhibit J?
A I know that Mr. Sarmiento had not been able
to encash one of the two checks which I cannot
remember that the checks as evidenced by my
receipt were crossed check for deposit, sir.
Q Did you deliver to Mr. Sarmiento the four (4)
checks that were received by you under this
receipt Exhibit J?
A Yes, sir I delivered.
FIRST DIVISION
G.R. No. L-46307 October 9, 1985
PACIENCIA VIZCONDE SERRANO, petitioner,
vs.
HONORABLE COURT OF APPEALS, LEOCADIO MACARAYA and
MAXIMO C. FERNANDEZ, respondents.
Guillermo Jumamil and Tanjili Law Office for petitioner.
Gregorio Batiller for private respondent.
On April 18, 1970, petitioner Serrano filed with the then Court of First
Instance of Davao Oriental, Branch X, a complaint against respondents
Leocadio Macaraya and Maximo Fernandez for declaration of nullity of
contract, cancellation of titles, reconveyance and damages. She
alleged that the contract of sale between her and Macaraya was
fictitious and simulated. She averred that it did not reflect their true
agreement, which was a mere transaction of loan in the amount of
P12,000.00. She further alleged that she actually received only
P10,000.00 and that the difference of P2,000.00 was added to the
consideration to conceal the usurious monthly interest of P1,000.00.
She claimed to be a victim of fraud perpetrated by Macaraya and
Fernandez.
On the other hand, respondents Macaraya and Fernandez denied the
imputation of fraud and insisted upon the regularity of the assailed
transactions. Fernandez, who never attended trial but sent his
deposition, claimed good faith in purchasing the property in question
and denied knowledge of any flaw in the title of Macaraya.
On May 29, 1971, the lower court rendered the following decision:
WHEREFORE, judgment is hereby rendered in favor of the
plaintiff, ordering:
l) Defendants to surrender to the Register Deeds of Davao
Oriental, Transfer Certificate of Title No. T-15789 in the
name of Maximo C. Fernandez;
2) The Register of Deeds of Davao Oriental to cancel
Transfer Certificate of Title T-15789 in the name of Maximo
C. Fernandez and to re-issue a new one in lieu thereof in the
name of PACIENCIA VIZCONDE SERRANO; and
3) Defendants to pay moral damages in the sum of
P2,000.00, attorney's fees in the sum of P1,000.00 and the
costs of the suit.
On appeal to the Court of Appeals, the trial court's decision was totally
reversed in the following manner:
IN VIEW OF ALL THE FOREGOING CONSIDERATIONS,
the decision appealed from is set aside and the complaint
dismissed. The title certificate TCT No. T-15789 of
defendant-appellant Maximo C. Fernandez is hereby
declared valid and consequently he is likewise declared the
absolute owner of the herein litigated property.
The Court of Appeals held that "the Deed of Sale" Identified as Exhibit
"A" is really a contract of sale with all the required legal formalities and
therefore has in its favor the presumption of regularity and nothing but
the most convincing evidence will prevail in order to overthrow its
probative value with respect to the transactions recorded therein." The
appellate court stated that even if Exhibit "A" is void, the property
subject of the conflict has been transferred to a third person, the other
defendant Maximo C. Fernandez, and, therefore, the nullity of Exhibit
"A", would be of no moment and cannot adversely affect the rights of
the said defendant-transferee.
On November 26, 1976, the petitioner filed a motion for
reconsideration and rehearing of the decision of the Court of Appeals.
The motion was denied in a resolution dated January 19, 1977. On
February 23, 1977, the petitioner filed with the same court a motion for
new trial based on newly discovered evidence which would prove that
respondent Fernandez was not a buyer in good faith. This motion was
denied by the Court of Appeals in its resolution dated April 19, 1977.
Petitioner Serrano went to this Court in a petition for certiorari with the
following assignments of errors:
I
THE HONORABLE COURT OF APPEALS
COMMITTED A GRAVE ERROR IN HOLDING
THAT EXHIBIT "A" WAS REALLY A CONTRACT
OF SALE WITHOUT CONSIDERING EXHIBIT "I"
AND OTHER CIRCUMSTANCES.
II
THE HONORABLE COURT OF APPEALS
ERRED IN NOT DECLARING THAT EXHIBIT "A"
TOGETHER WITH EXHIBIT "I" IS A PACTO DE
RETRO SALE AND CONSEQUENTLY ERRED IN
NOT
ALLOWING
PETITIONER
TO
REPURCHASE THE LITIGATED PROPERTY
ACCORDING TO LAW.
III
THE HONORABLE COURT OF APPEALS
ERRED
IN
CONSIDERING
DEPOSITION
(EXHIBIT 1, FERNANDEZ) IN ITS DECISION
CONTRARY TO LAW.
IV
THE HONORABLE COURT OF APPEALS
ERRED IN RULING THAT PRESUMPTION OF
GOOD FAITH WAS NOT OVERCOME BY
PETITIONER AND IN DECLARING THAT
RESPONDENT FERNANDEZ HAS A VALID
TITLE OVER THE LITIGATED PROPERTY.
V
THE HONORABLE COURT OF APPEALS
ERRED IN DENYING PETITIONER'S MOTION
FOR RECONSIDERATION AND REHEARING
AND THE SUBSEQUENT MOTION FOR NEW
TRIAL WITHOUT VALID GROUNDS STATED
THEREIN.
Even as respondents Macaraya and Fernandez urge this Court to
affirm the Court of Appeals decision on its merits, they raise as a
preliminary issue the timeliness of the filing of the petition. Our
examination of the records of this case shows that the arguments on
this issue have no merit.
We note that the respondents have deducted the number of days
between the petitioner's notice of the decision and the date she filed a
motion for reconsideration from the number of days given her to come
to us on a petition for review or to take such other action before
judgment becomes final and executory.
The respondents err in their mode of computing the period before
finality of judgment. Section I of Rule 45 of the Rules of Court gives a
party 15 days from the denial of a motion for reconsideration by the
appellate court to come to the Supreme Court. These 15 days do not
include the number of days that lapse from notice of judgment to the
filing of the motion for reconsideration. The 15-day period starts anew
from the notice of the motion's denial.
And even assuming that a petition for review is filed a few days late,
where strong considerations of substantial justice are manifest in the
petition, this Court may relax the stringent application of technical rules
in the exercise of our equity jurisdiction. In addition to the basic merits
of the main case, such a petition usually embodies justifying
circumstances which warrant our heeding the petitioner's cry for
justice, inspite of the earlier negligence of counsel.
It bears repeating that rules of procedure are not to be applied rigidly
(Tan v. Director of Forestry, 125 SCRA 302). In a number of cases, this
Court in the exercise of equity jurisdiction decided to disregard
technicalities in order to resolve the case on its merits based on the
evidence. (See St. Peter Memorial Park, Inc. v. Cleofas, 121 SCRA
287; Helmuth, Jr. v. People of the Philippines, 112 SCRA 573). As we
ruled in the case of Calasiao Farmers Cooperative Marketing
Association, Inc. v. Court of Appeals (106 SCRA 630, 637):
Dismissal of appeals based on purely technical grounds is
frowned upon as the policy of the Courts is to encourage
hearing of appeals on the merits. (Gregorio v. Court of
Appeals, 72 SCRA 120 [1976]) Rules of procedure, are
intended to promote, not to defeat substantial justice, and
therefore, they should not be applied in a very rigid and
technical sense.
In the case at bar, the conclusions of the Court of Appeals on factual
matters are contrary to those of the trial court. A minute scrutiny by this
Court is in order and resort to duly proven evidence becomes
necessary (Legaspi v. Court of Appeals, 69 SCRA 360, and Tolentino v.
De Jesus, 56 SCRA 167).
Was the contract entered into between petitioner Serrano and
respondent Macaraya an absolute sale as found by the Court of
Appeals or an equitable mortgage as alleged by the petitioner?
The records show that the contract between the parties was actually a
deed of sale pacto de retro which was made to appear as an absolute
deed of sale.
This Court has ruled in Shell Co. of the Phils. Ltd. v. Firemen's Ins. Co.
of Newark, N. J. et al. (100 Phil. 757.) that:
To determine the nature of a contract courts do not have or
are not bound to rely upon the name or title given it by the
contracting parties, should there be a controversy as to what
they really had intended to enter into, but the way the
contracting parties do or perform their respective obligations
stipulated or agreed upon may be shown and inquired into,
and should such performance conflict with the name or title
given the contract by the parties, the former must prevail
over the latter.
That a transaction was really one of loan with security, and therefore a
mortgage, may be shown by the aid of surrounding circumstances, and
parol evidence is competent in that respect. This rule has been
accepted for many generations. The difficulty lies in its application, for
many factors are to be considered, none of them conclusive in itself,
but each to be considered in its company. (1 Glenn, Mortgages, 59-60
[1943]).
In the instant case, the petitioner was made to execute a document
entitled "Deed of Absolute Sale" in favor of respondent Macaraya. On
the same date Macaraya executed an Undertaking" giving the vendor
the right to repurchase the lot within two months from date.
Significantly, the same Elpidia C. Lagura who signed as witness to the
deed of absolute sale was also a witness to the undertaking. As stated
in Capulong v. Court of Appeals (130 SCRA 245), the intent to
circumvent the Civil Code provision discouraging pacto de retro sales
is very apparent. In the Capulong case, we distinguished between
these types of contracts and the contract in Villarica v. Court of
Appeals (26 SCRA 189). We stated:
There is one important factor that differentiates the Villarica
case from the instant petition. The document granting the
vendors therein an option to buy back the property was
executed six (6) days after the execution of the deed of sale
whereas in the instant case the option to buy was embodied
in a document executed at the same time that the
questioned deed of sale was executed. The option to buy in
Villarica case was interpreted to be only an afterthought. On
the other hand, the intent of the parties to circumvent the
provision discouraging pacto de retro sales is very apparent
in the instant case. The two contracts, the deed of sale and
the document embodying the option to repurchase were
prepared, signed, and notarized on the same day. The
respondent court should have seen through a transparent
effort to make it appear that the two transactions were not
intimately related but distinct and separate as in the Villarica
case. This should have put the court on guard considering
the other circumstances of the case from which no other
conclusion could be derived except that the deed of absolute
sale and the document giving the right to repurchase were,
in fact, only one transaction of sale pacto de retro which
must be construed as an equitable mortgage. ...
Since the sale of the lot was one of pacto de retro, the question before
us now is whether or not it should be treated as an equitable mortgage.
The Civil Code provides:
ART. 1602. The contract shall be presumed to be an
equitable mortgage, in any of the following cases:
(1) When the price of a sale with right to repurchase is
unusually inadequate;
(2) When the vendor remains in possession as lessee or
otherwise;
(3) When upon or after the expiration of the right to
repurchase another instrument extending the period of
redemption or granting a new period is executed;
(4) When the purchaser retains for himself a part of the
purchase price;
(5) When the vendor binds himself to pay the taxes on the
thing sold;
(6) In any other case where it may be fairly inferred that the
real intention of the parties is that the transaction shall
secure the payment of a debt or the performance of any
other obligation.
In any of the foregoing cases, any money, fruits, or other benefit to be
received by the vendee as rent or otherwise shall be considered as
interest which shall be subject to the usury laws.
ART. 1603. In case of doubt, a contract purporting to be a
sale with right to repurchase shall be construed as an
equitable mortgage.
ART. 1604. The provisions of article l602 shall also apply to a
contract purporting to be an absolute sale.
We find the amount of P12,000.00 inadequate for a 384 square meter
lot in the poblacion of Mati, Davao which the trial court found to be "a
very valuable piece of commercial property." This conclusion is
supported by the fact that barely ten months after the questioned
transaction between the petitioner and respondent Macaraya, it was
transferred to respondent Fernandez (Exhibit H) who admitted that it
was good bargain, for a consideration of P20,000.00, The records also
show that on June 2, 1970 or another seven months later, (Exhibit "4"),
the Angelo Leonar Enterprises, Inc. offered to respondent Macaraya
their willingness to purchase the same lot for P30,000.00. There was
no showing of any reasons why the value of the lot appreciated so
rapidly. What was admitted in the pleadings and testimonies of both
parties was the fact that petitioner Serrano "needed the money." In
Labasan v. Lacuesta (86 SCRA 16), this Court quoted the Lord
Chancellor in Vernon v. Bethell (2 Eden. 13) thus: Necessitous men
are not, truly speaking, free men; but to answer a present emergency,
will submit to any terms that the crafty may impose upon them."
In the trial proceedings below, we also note that respondent Macaraya
had not been consistent in rebutting the allegation that the petitioner
had paid him P1,000.00 monthly as interest for the amount loaned.
It was also admitted by respondent Macaraya that petitioner Serrano
continued receiving rentals from Angelo Leonar Enterprises, Inc., the
lessee of the subject property for at least six months after the
execution of the contract of sale dated January 17, 1969 (2 tsn. p. 24).
The collection of rentals ceased only when respondent Fernandez
sued the lessee for ejectment and the rentals were subsequently
ordered to be deposited in the municipal court of Mati pending the
resolution of this case. This Court finds it strange that respondent,
Macaraya would allow petitioner Serrano to receive the fruits of the
subject property several months after he acquired absolute ownership
of the same. This is contrary to the principle of ownership. As of the
filing of the petition and presumably up to the present, the petitioner
and supposed vendor in an absolute sale has retained possession of
the disputed property.
The last issue refers to the petitioner's allegations that respondent
Maximo C. Fernandez was not a purchaser in good faith.
The trial court stated in its decision that it had serious doubts on the
authenticity of the deed of sale executed by Macaraya in favor of his
co-respondent Maximo C. Fernandez. The appellate court, however,
brushed aside the contentions that Fernandez was a mere dummy in a
simulated sale and ruled that the presumption of good faith was not
overcome by clear cut and positive evidence to the contrary.
We sustain the factual finding of the trial court.
The trial court emphasized in its decision that the supposed buyer in
good faith and current owner never showed the slightest interest in the
litigation involving the cancellation of his title and the reversion of the
lot he purchased from Macaraya to the original vendor. The court
stated:
It was the defendant Macaraya, who has from the inception
of this case, manifested intense interest in the outcome of
the same so much so that no one will doubt that he is indeed
and truly the owner of the lot in question.
Fernandez did not appear at the trial. His deposition taken in Cebu City
at the Macaraya Building, Colon Street was introduced in evidence by
the respondents. Fernandez admitted that he has never been to Mati,
Davao Oriental and he has never seen the lot sold to him by
Macaraya. He lives in San Roque, Talisay, Cebu. He never bothered to
find out what was sold to him for P20,000.00 in 1969, whether or not
the land was really worth that much or that it even existed. Maximo C.
Fernandez was then a 64-year old man who worked as a tailor for a
living.
Republic of the Philippines
SUPREME COURT
Manila
The records show that the deed of sale was executed by petitioner
Serrano in favor of Macaraya on January 17, 1969. It took Macaraya
until October 3, 1969 to have the transfer certificate of title T-15704
registered in his name.
The deed of sale in favor of Fernandez was executed in Cebu City on
October 21, 1969. Two days later, October 23, 1969, the new title, TCT
No. 15704 was already registered in the Registry of Davao in the name
of Fernandez, who was all the time in Cebu.
It is also highly unusual that the transaction between Macaraya and
Fernandez involved no transfer of money. The sale was allegedly one
of dacion en pago. The Macarayas, who appear to be well to do, "sold"
the P20,000.00 lot to Fernandez, a poor tailor, as "partial payment" for
the Macaraya's outstanding indebtedness to the vendee.
The fifth assignment of error questions the respondent court's denial of
the petitioner's motion for rehearing or new trial. The petitioner wanted
to introduce into the records the certification of the Talisay, Cebu
treasurer that respondent Fernandez has no property listed in his
name in that municipality and the certification of the Bureau of Internal
Revenue Regional Director for Central Visayas that respondent
Fernandez did not file any income tax returns for the years 1968
through 1972.
We see no need to pass upon this issue. There is more than enough
evidence in the records to affirm the trial court's finding that Fernandez
was not a buyer in good faith.
WHEREFORE, the petition is hereby GRANTED. The decision of the
Court of Appeals is REVERSED and SET ASIDE. The contract
between the petitioner and Leocadio Macaraya being one of equitable
mortgage, Transfer Certificate of Title No. T-15789 in the name of
Maximo C. Fernandez is ordered CANCELLED and a new one issued
in the petitioner's name.
SO ORDERED.
SECOND DIVISION
G.R. No. 42108 December 29, 1989
OSCAR D. RAMOS and LUZ AGUDO, petitioners,
vs.
HON. COURT OF APPEALS, ADELAIDA RAMOS and LAZARO E.
MENESES, respodents.
Godofredo V. Magbiray for petitioners.
Joselito Lim for private respondents.
REGALADO, J.:
The instant petition for review on certiorari impugns the decision of the
Court of Appeals dated October 7, 1975, 1 which affirmed in toto the
decision of the Court of First Instance of Tarlac in Civil Case No. 4168,
entitled "Adelaida Ramos, et al. vs. Oscar D. Ramos, et al.," holding
that the contracts between the parties are not ventas con pacto de
retro but are equitable mortgages.
Sometime in January 1959, private respondent Adelaida Ramos
borrowed from her brother, petitioner Oscar D. Ramos, the amounts of
P 5,000.00 and P 9,000.00 in connection with her business transaction
with one Flor Ramiro, Fred Naboa and Atty. Ruperto Sarandi involving
the recovery of a parcel of land in Tenejeros, Malabon. The said
amount was used to finance the trip to Hawaii of Ramiro, Naboa and
Atty. Sarandi. As security for said loan, private respondent Adelaida
Ramos executed in favor of petitioners two (2) deeds of conditional
sale dated May 27, 1959 and August 30, 1959, of her rights, shares,
interests and participation respectively over Lot No. 4033 covered by
Original Certificate of Title No. 5125 registered in the name of their
parents, Valente Ramos and Margarita Denoga, now deceased; 2 and
Lot No. 4221 covered by Transfer Certificate of Title No. 10788 then
registered in the names of Socorro Ramos, Josefina Ramos and
Adelaida Ramos, 3 said properties being of the Cadastral Survey of
Paniqui, Tarlac.
Upon the failure of said private respondent as vendor a retro to
exercise her right of repurchase within the redemption period,
aforenamed petitioner filed a petition for consolidation and approval of
the conditional sale of Lot No. 4033 in Special Proceedings No. 5174,
entitled "Intestate Estate of the late Margarita Denoga," 4 and a petition
for approval of the pacto de retro sale of Lot No. 4221 in the former
Court of First Instance of Tarlac acting as a cadastral court. 5 On
January 22, 1960, the said probate court issued an order with the
following disposition:
WHEREFORE, the deed of CONDITIONAL SALE executed
on May 27, 1959, by Adelaida Ramos in favor of spouses
Oscar D. Ramos and Luz Agudo, conveying to the latter by
way of pacto de retro sale whatever rights and interests the
former may have in Lot No. 4033 of the Cadastral Survey of
Paniqui, which deed of conditional sale is known as
Document No. 14, Page 26, Book VI, Series of 1959, of the
notarial register of Notary Public Jose P. Sibal, is hereby
approved. 6
The cadastral Court also issued a similar order dated April 18, 1960,
the dispositive portion of which reads:
WHEREFORE, by way of granting the petition, the Court
orders the consolidation of ownership and dominion in
petitioners-spouses Oscar D. Ramos and Luz Agudo over
the rights, shares and interests of Adelaida Ramos in Lot No.
4221 of the Cadastral Survey of Paniqui, Tarlac, which the
latter sold to the former under a pacto de retro sale executed
in a public instrument known as Document No. 22, Page 28,
Book No. VI. Series of 1959, of the Notarial Registry of
Notary Public Jose P. Sibal but which she failed to
repurchase within the period specified in said Document. 7
to
in
allegedly sold to them were only the rights, shares, interests and
participation of private respondent Adelaida Ramos in the said lots
which were under administration, 14 however, such fact will not justify a
reversal of the conclusion reached by respondent court that the
purported deeds of sale con pacto de retro are equitable mortgages.
Such a conclusion is buttressed by the other circumstances catalogued
by respondent court especially the undisputed fact that the two deeds
were executed by reason of the loan extended by petitioner Oscar
Ramos to private respondent Adelaida Ramos and that the purchase
price stated therein was the amount of the loan itself.
The above-stated circumstances are more than sufficient to show that
the true intention of the parties is that the transaction shall secure the
payment of said debt and, therefore, shall be presumed to be an
equitable mortgage under Paragraph 6 of Article 1602 hereinbefore
quoted. Settled is the rule that to create the presumption enunciated by
Article 1602, the existence of one circumstance is enough. 15 The said
article expressly provides therefor "in any of the following cases,"
hence the existence of any of the circumstances enumerated therein,
not a concurrence nor an overwhelming number of such
circumstances, suffices to give rise to the presumption that the contract
with the right of repurchase is an equitable mortgage. As aptly stated
by the Court of Appeals:
Thus, it may be fairly inferred that the real intention of the
parties is that the transactions in question were entered into
to secure the payment of the loan and not to sell the property
(Article 1602, Civil Code). Under Article 1603 of the Civil
Code it is provided that 'in case of doubt, a contract
purporting to be a sale with right to repurchase shall be
construed as an equitable mortgage' in this case, we have
no doubt that the transaction between the parties is that of a
loan secured by said properties by way of mortgage. Hence,
we find that Exhibits B and G do not reflect the true and real
intention of the parties and should accordingly be reformed
and construed as equitable mortgages. 16
Equally puerile is the other contention of petitioners that respondent
court erred in not applying the exclusionary parol evidence rule in
ascertaining the true intendment of the contracting parties. The present
case falls squarely under one of the exceptions to said rule as provided
in then Section 7 of Rule 130, thus:
xxx xxx xxx
(a) Where a mistake or imperfection of
the writing or its failure to express the
true intent and agreement of the parties,
or the validity of the agreement is put in
issue by the pleadings; 17
xxx xxx xxx
Moreover, it is a well entrenched principle in the interpretation of
contracts that if the terms thereof are clear and leave no doubt as to
the intention of the contracting parties the literal meaning of the
stipulation shall control but when the words appear to be contrary to
the evident intention of the parties, the latter shall prevail over the
former. 18
The admission of parol testimony to prove that a deed, absolute in
form, was in fact given and accepted as a mortgage does not violate
the rule against the admission of oral evidence to vary or contradict the
terms of a written instrument. 19 Sales with a right to repurchase, as
defined by the Civil Code, are not favored. We will not construe
instruments to be sales with a right to repurchase, with the stringent
and onerous effects which follow, unless the terms of the document
and the surrounding circumstances require it. Whenever, under the
terms of the writing, any other construction can fairly and reasonably
be made, such construction will be adopted and the contract will be
construed as a mere loan unless the court can see that, if enforced
according to its terms, it is not an unconscionable one. 20
On the faces thereof, the contracts purport to be sales with pacto de
retro; however, since the same were actually executed in consideration
of the aforesaid loans said contracts are indubitably equitable
mortgages. The rule is firmly settled that whenever it is clearly shown
that a deed of sale with pacto de retro, regular on its face, is given as
security for a loan, it must be regarded as an equitable mortgage. 21
With respect to the orders dated January 22, 1960 and April 18, 1960,
issued by the Court below acting as a probate court and cadastral
court, respectively, the same could not preclude the institution of the
case now under review.
A reading of the order of the probate court will show that it is merely an
approval of the deed of conditional sale dated May 27, 1959 executed
by petitioner Adelaida Ramos in favor of petitioners. There is nothing in
said order providing for the consolidation of ownership over the lots
allegedly sold to petitioners nor was the issue of the validity of said
contract discussed or resolved therein. "To give approval" means in its
essential and most obvious meaning, to confirm, ratify, sanction or
consent to some act or thing done by another. 22 The approval of the
probate court of the conditional sale is not a conclusive determination
of the intrinsic or extrinsic validity of the contract but a mere recognition
of the right of private respondent Adelaida Ramos as an heir, to
dispose of her rights and interests over her inheritance even before
partition. 23 As held in Duran, et al., vs. Duran 24 the approval by the
settlement court of the assignment pendente lite, made by one heir in
favor of the other during the course of the settlement proceedings, is
not deemed final until the estate is closed and said order can still be
vacated, hence the assigning heir remains an interested person in the
proceeding even after said approval.
Moreover, the probate jurisdiction of the former court of first instance or
the present regional trial court relates only to matters having to do with
the settlement of the estate and probate of wills of deceased persons,
and the appointment and removal of administrators, executors,
guardians and trustees. Subject to settled exceptions not present in
this case, the law does not extend the jurisdiction of a probate court to
the determination of questions of ownership that arise during the
proceeding. The parties concerned may choose to bring a separate
action as a matter of convenience in the preparation or presentation of
evidence. 25 Obviously, the approval by the probate court of the
conditional sale was without prejudice to the filing of the proper action
for consolidation of ownership and/or reformation of instrument in the
proper court within the statutory period of prescription.
The same jurisdictional flaw obtains in the order of consolidation
issued by the cadastral court. The court of first instance or the regional
trial court, acting as cadastral court, acts with limited competence. It
has no jurisdiction to take cognizance of an action for consolidation of
ownership, much less to issue an order to that effect, such action must
have been filed in the former court of first instance, now in the regional
trial court, in the exercise of its general jurisdiction. That remedy, and
the procedure therefor, is now governed by Rule 64 of the Rules of
Court as a special civil action cognizable by the regional trial court in
the exercise of original general jurisdiction.
Antecedent thereto, Article 1607 of the Civil Code provided for
consolidation as follows:
In case of real property, the consolidation of ownership in the
vendee by virtue of the failure of the vendor to comply with
the provisions of article 1616 shall not be recorded in the
Registry of Property without a judicial order, after the vendor
has been duly heard.
Hence in Crisologo, et al. vs. Centeno, et al., 26 we ruled that said
Article 1607 contemplates a contentious proceeding wherein the
vendor a retro must be named respondent in the caption and title of the
petition for consolidation of ownership and duly summoned and heard.
An order granting the vendee's petition for consolidation of ownership,
without the vendor a retro being named as respondent, summoned and
heard, is a patent nullity for want of jurisdiction of the court over the
person of the latter.
The questioned order of consolidation issued by the cadastral court,
being void for lack of jurisdiction, is in contemplation of law nonexistent and may be wholly disregarded. Such judgment may be
assailed any time, either directly or collaterally, by means of a separate
action or by resisting such judgment in any action or proceeding
whenever it is invoked. 27 It is not necessary to take any step to vacate
or avoid a void judgment; it may simply be ignored. 28
On the issue of prescription, in addition to what has been said, the
present case, having been filed on February 28, 1960, approximately
seven (7) years from the execution of the questioned deeds, was
seasonably instituted. The prescriptive period for actions based upon a
written contract and for reformation is ten (10) years under Article 1144
July 4, 2008
NACHURA, J.:
For review on certiorari under Rule 45 of the Rules of Court are the
Decision1 dated May 31, 2000 and the Resolution2 dated
December 12, 2000 of the Court of Appeals in CA-G.R. CV No.
59645.
The subject of this controversy is the one-fourth (1/4) portion of,
corresponding to the share of respondent Maxima Paragas in, the
real property located at Caranglaan District, Dagupan City,
originally covered by Transfer Certificate of Title No. 7316 of the
Register of Deeds of Dagupan City.
The controversy commenced with the filing of an ejectment
complaint3 on April 12, 1993 before Branch 1 of the Municipal Trial
Court in Cities (MTCC) of Dagupan City by herein petitioner
Amado Z. Ayson, as represented by his natural father Zosimo S.
Zareno4 (Zareno), against respondent-spouses Felix and Maxima
Paragas. The complaint, docketed as Civil Case No. 9161,
alleged, among others, that: (1) petitioner is the registered owner
of the property being occupied by the respondent-spouses as
shown by Transfer Certificate of Title No. 59036 of the Registry of
Deeds of Dagupan City in his name; (2) respondent-spouses are
occupying the said land through his tolerance without rent; (3) on
April 8, 1992, respondent-spouses executed an Affidavit5 which
declared:
1. That we are occupants of a parcel of land (Lot 6595-A2) covered by Transfer Certificate of Title No. 57684
located at Caranglaan District, Dagupan City owned by
Amado Ll. Ayson;
2. That we occupy the said land by tolerance without
paying any rental whatsoever;
3. That we further agree to vacate the aforesaid land
within three (3) months from the date hereof and to
remove and transfer our house therefrom to another
place;
4. That in consideration of vacating the said parcel of
land the amount of Twenty Thousand Pesos
(P20,000.00) shall be paid to us; and, that the amount of
Ten Thousand Pesos (P10,000.00) shall be paid upon
signing of this affidavit and the balance of Ten Thousand
Pesos (P10,000.00) shall be paid upon removal of our
house on the third month from date hereof.
(4) despite the receipt of the P10,000.00 upon the execution of the
Affidavit, respondent-spouses refused to vacate the land as
agreed upon; and (5) despite demands, respondent-spouses still
refused to vacate, thus constraining him to file the complaint. Aside
from respondents vacating the land, petitioner prayed for the
return of the P10,000.00 he paid them; and the payment of
P10,000.00 actual damages, P10,000.00 exemplary damages,
P20,000.00 attorneys fees, and the costs.
SO ORDERED.8
Respondent-spouses appealed the said Decision to the Regional
Trial Court (RTC) of Dagupan City. In the Decision9 dated August
16, 1996, the RTC affirmed the MTCC Decision, the dispositive
portion of which reads
WHEREFORE, the appeal interposed by the appellants
is hereby DISMISSED. Judgment is rendered in favor of
the plaintiff (petitioner) and against the defendants
(respondent spouses), to wit:
1. ORDERING defendants (respondent spouses), their
agents, representatives and assigns to vacate the land
subject matter of this case;
2. ORDERING defendants (respondent spouses) to
return to the plaintiff (petitioner) the amount of
P10,000.00 received by them in consideration of their
promise to vacate the land subject matter of this case;
3. ORDERING defendants (respondent spouses) to pay
to the plaintiff (petitioner) P10,000.00 in actual damages;
P10,000.00 in exemplary damages; and P20,000.00 in
attorneys fees; and
4. ORDERING defendants to pay the costs.
SO ORDERED.10
Respondent-spouses went to the Court of Appeals via a petition for
review. In its Decision11 dated October 13, 1997, the appellate
court dismissed the petition. The Decision was appealed to this
Court. We denied the appeal in a Resolution dated December 3,
1997, on the basis of the failure of respondent-spouses to show
any reversible error in the decisions of the three courts below. Our
Resolution became final and executory on January 29, 1998 and
was entered in the Book of Entries of Judgments.12
Meanwhile, on October 11, 1993, during the pendency of the
appeal with the RTC, respondent-spouses filed against petitioner,
as represented by his attorney-in-fact Zosimo S. Zareno, the heirs
of Blas F. Rayos, the spouses Delfin and Gloria Alog, and Hon.
Judge George M. Mejia, as Presiding Judge of the Metropolitan
Trial Court, Branch 1 of Dagupan City, also before the RTC of
Dagupan City, a complaint13 for declaration of nullity of deed of
sale, transactions, documents and titles with a prayer for
preliminary injunction and damages. The complaint was docketed
as Civil Case No. D-10772 and was raffled to Branch 42.
The complaint alleged, inter alia, that respondent Maxima is a coowner of a parcel of land originally covered by TCT No. 7316 of the
Registry of Deeds of Dagupan City, her share having an area of
435.75 square meters. Sometime prior to April 13, 1955,
respondent Felix, then an employee of the defunct Dagupan
Colleges (now University of Pangasinan) failed to account for the
amount of P3,000.00. It was agreed that respondent Felix would
pay the said amount by installment to the Dagupan Colleges.
Pursuant to that agreement, Blas F. Rayos and Amado Ll. Ayson,
Petitioner further argues that the action instituted before the RTC,
Branch 42, Dagupan City has already prescribed. According to
him, the complaint alleged that the Deed of Absolute Sale was
executed through fraud, making the said contract merely voidable,
and the action to annul voidable contracts based on fraud
prescribed in four (4) years from the discovery of fraud. He insists
that the registration of the Deed of Absolute Sale occurred on May
4, 1955, which operated as constructive notice of the fraud to the
whole world, including respondent-spouses. Thus, petitioner
concludes that the action had long prescribed when they filed the
same on October 11, 1993, since its cause had accrued 38 years
ago.
Petitioner adds that respondent-spouses are bound by estoppel
and guilty of laches in light of the judicial admissions they have
already made and the unreasonable length of time that had lapsed
before they questioned the validity of the Deed of Absolute Sale
and the Affidavit they executed on April 8, 1992.
He also asseverates that the Deed of Absolute Sale is a true sale
and not an equitable mortgage, arguing that the alleged payments
made by respondent Felix were made from December 29, 1965 to
December 17, 1980, long after the execution of the contract on
April 13, 1955; that respondent-spouses only paid realty taxes over
their house and not on the disputed land; that their possession of
the property was by his mere tolerance; that there was no
evidence proffered that the amount of P3,000.00 as consideration
for the sale was unusually inadequate in 1955; and that the other
co-owners of the land did not question or protest the subdivision
thereof leading to the issuance of TCT No. 59036 in his name.
Lastly, petitioner claims that he is a transferee in good faith, having
had no notice of the infirmity affecting the title of his predecessor
Amado Ll. Ayson over the property. He says that he was only
exercising his right as an heir when he adjudicated unto himself
the parcel of land pertaining to his adoptive father, 18 resulting in the
issuance of TCT No. 59036 in his name, and, thus, should not be
penalized for his exercise of a legal right.
The arguments do not persuade.
First. With respect to the admissions made by respondentspouses, through their counsel during the preliminary conference
of the ejectment case, it is worthy to note that, as early as the
submission of position papers before the MTCC, they already
questioned the sale of the subject property to Amado Ll. Ayson and
Blas F. Rayos for being fictitious and asserted their ownership over
the land, pointing to the fact that respondent Maxima had been
living on the land since her birth in 1913 and that they had been in
continuous possession thereof since her marriage to respondent
Felix in 1944. However, unfortunately for them, the MTCC held
them bound by the admissions made by their counsel and decided
that petitioner had a better right to possess the property.
Nevertheless, it must be remembered that in ejectment suits the
issue to be resolved is merely the physical possession over the
property, i.e., possession de facto and not possession de jure,
independent of any claim of ownership set forth by the partylitigants.19 Should the defendant in an ejectment case raise the
defense of ownership in his pleadings and the question of
possession cannot be resolved without deciding the issue of
ownership, the issue of ownership shall be resolved only to
determine the issue of possession. 20 The judgment rendered in
such an action shall be conclusive only with respect to physical
possession and shall in no wise bind the title to the realty or
constitute a binding and conclusive adjudication of the merits on
the issue of ownership. Therefore, such judgment shall not bar an
action between the same parties respecting the title or ownership
over the property,21 which action was precisely resorted to by
respondent-spouses in this case.
YNARES-SANTIAGO, J.:
SO ORDERED.13
Assailed in this petition for review on certiorari under Rule 45
of the Rules of Court are the July 30, 2004 Decision 1 of the
Court of Appeals in CA-G.R. CV No. 61985 and the November
3, 2004 Resolution2 which denied petitioners motion for
reconsideration.
The antecedent facts are as follows:
Respondent-spouses Osmundo Ternida and Julita Returban
are the owners of the contested property, an 8,450 sq. m.
parcel of non-irrigated riceland situated at Barangay Labney,
San Jacinto, Pangasinan.
On May 26, 1986, Julita mortgaged the land to the spouses
Salvador de Vera and Juanita Orinion for P28,000.00. As
testified3 to by Julita, she was made to sign a Deed of Pacto de
Retro Sale4 with Salvador who explained to her that what she
signed was a mortgage document. As worded, the document
provided that Julita has three years from the date of the
execution of the document to repurchase the land.
After a year, Salvador executed a Deed of Transfer of
Mortgage5 in favor of the spouses Jose Calpito and Zoraida
Valelo for a consideration of P32,000.00. Thereafter, Julita
requested from the latter for an additional amount of
P3,000.00, at which point, she was asked6 to sign a Deed of
Sale with Right to Repurchase.7
On May 22, 1990, Julita again asked for an additional amount
of P1,000.00 but she was informed by Jose Calpito that they
have transferred the mortgage to the spouses Tito Alvaro and
Maria Valelo, herein petitioners. Julita thus went to the
petitioners who gave her the additional amount of P1,000.00.
Julita claimed that petitioners asked her to sign a document
that she believed was a mortgage document but later on
turned out to be a Deed of Absolute Sale 8 over the contested
property.
When Julita tried to redeem the property from the petitioners,
the latter refused and claimed that they had purchased the
property and were in fact issued Tax Declaration No. 2747.9
Consequently, on October 1, 1997, respondents filed a
complaint for Annulment of Deed of Sale Documents and Tax
Declaration No. 2747 with the Regional Trial Court of Dagupan
City, docketed as Civil Case No. 97-01876-D.10 After trial on the
merits, the trial court dismissed the complaint for lack of cause
xxxx
When plaintiff-appellant went to spouses Jose Calpito and
Zoraida Valelo to request an additional P3,000.00, she was
made to sign a Deed of Sale with Right to Repurchase in favor
of Jose Calpito and Zoraida Valelo for a purported
consideration of P35,000.00. But it was admitted by defendantappellee Maria Valelo during her direct examination that:
ATTY. DE JESUS:
Q. You said that the amount of P35,000.00 was given to Jose
Calpito and Zoraida Valelo as redemption price of the land
mortgaged by Julita Returban?
A: Yes, sir. (Underlining supplied.)
Actually, plaintiff-appellant Julita Returban was given
P28,000.00 at first and subsequently, she was given the
additional amounts of P3,000.00 by Jose Calpito and Zoraida
Valelo and P1,000.00 by Tito Alvaro and Maria Valelo. The
Supreme Court, in an analogous case, said that:
If the transactions were a true pacto de retro, the purchase
price had been fixed (at P3,600.00) not a centavo more and
respondents giving of additional amounts on (three) different
occasions to be aggregated to the redemption price "was
absolutely inconsistent" with the concept of a "true sale with
pacto de retro."
For her part, Julita testified that during all the times that she
was asked to sign a document evidencing the release of
additional sums of money to her, she always believed, as she
was made to believe, that she was signing a mortgage
document.23
Verily, the conduct of Julita before, during and after the
mortgage of the disputed property negates petitioners
allegation that she intended to sell the land in their favor.
Otherwise, she would have not exerted earnest efforts to
redeem the same.
The conditions which give rise to a presumption of equitable
mortgage, as set out in Article 1602 of the Civil Code, apply
The Facts
On November 15, 1996, Hamilton Salak rented a car from GAB RentA-Car, a car rental shop owned by petitioner Benjamin Bautista. The
lease was for three (3) consecutive days at a rental fee of P1,000.00
per day.5 However, Salak failed to return the car after three (3) days
prompting petitioner to file a complaint against him for estafa, violation
of Batas Pambansa Blg. 22 and carnapping.6
On February 2, 1997, Salak and his common-law wife, respondent
Shirley G. Unangst, were arrested by officers of the Criminal
Investigation Service Group (CISG) of the Philippine National Police
while riding the rented car along Quezon City. The next day, petitioner
demanded from Salak at the CISG Office the sum of P232,372.00 as
payment for car rental fees, fees incurred in locating the car, attorney's
fees, capital gains tax, transfer tax, and other incidental expenses.7
Salak and respondent expressed willingness to pay but since they
were then short on cash, Salak proposed to sell to petitioner a house
and lot titled in the name of respondent. Petitioner welcomed the
proposal after consulting his wife, Cynthia. Cynthia, on the other hand,
further agreed to pay the mortgage loan of respondent over the subject
property to a certain Jojo Lee in the amount of P295,000.00 as the
property was then set to be publicly auctioned on February 17, 1997.8
To formalize their amicable settlement, Cynthia, Salak and respondent
executed a written agreement.9 They stipulated that respondent would
sell, subject to repurchase, her residential property in favor of Cynthia
for the total amount of P527,372.00 broken down, as follows: (1)
P295,000.00 for the amount paid by Cynthia to Lee to release the
mortgage on the property; and (2) P232,372.00, which is the amount
due to GAB Rent-A-Car. Cynthia also agreed to desist from pursuing
the complaint against Salak and respondent.10
Respondent and petitioner also executed a separate deed of sale with
right to repurchase,11 specifying, among others, that: (1) respondent,
as vendor, shall pay capital gains tax, current real estate taxes and
utility bills pertaining to the property; (2) if respondent fails to
repurchase the property within 30 days from the date of the deed, she
and her assigns shall immediately vacate the premises and deliver its
possession to petitioner without need of a judicial order; and (3)
respondent's refusal to do so will entitle petitioner to take immediate
possession of the property.12
July 4, 2008
DECISION
Petitioner prayed before the RTC that an order be issued in his favor
directing respondents to: (1) surrender the possession of the property;
(2) pay P150,000.00 for the reasonable compensation for its use from
March 7, 1997 to June 7, 1998, plus P10,000.00 per month afterward;
(3) pay the amount advanced by petitioner, to wit: P71,129.05 and
P11,993.72 for the payment of capital gains tax and real estate taxes,
respectively; and P70,000.00 for attorney's fees.15
This petition for review on certiorari impugns the Decision2 of the Court
of Appeals (CA) in CA-G.R. CV No. 859423 which reversed and set
aside that4 of the Regional Trial Court (RTC) in an action for specific
performance or recovery of possession, for sum of money, for
consolidation of ownerships and damages.
Respondents contended before the CA that the RTC erred in: (1) not
annulling the deed of sale with right to repurchase; (2) declaring that
the deed of sale with right to repurchase is a real contract of sale; (3)
ordering the consolidation of ownership of the subject property in the
name of petitioner.29 They argued that respondent Unangst's consent
to the deed of sale with right to repurchase was procured under duress
and that even assuming that her consent was freely given, the contract
partakes of the nature of an equitable mortgage.30
On the other hand, petitioner insisted, among others, that although the
petition for relief of respondents was filed on time, the proper filing fees
for said petition were paid beyond the 60-day reglementary period. He
posited that jurisdiction is acquired by the court over the action only
upon full payment of prescribed docket fees.31
CA Disposition
On July 29, 2004, after due proceedings, the RTC rendered a decision
in favor of petitioner, disposing as follows:
WHEREFORE, judgment is rendered finding the Deed of
Sale with Right to Repurchase (Exh. "C") as, indeed, a
document of sale executed by the defendant in favor of the
plaintiff covering the parcel of land house (sic) situated at Lot
3-B, Blk. 10, Waterdam Road, Gordon Heights, Olongapo
City, declared under Tax Declaration Nos. 004-7756R and
7757R (Exhs. "I" and "I-1"). The defendant and any person
taking rights from her is (sic) ordered to immediately vacate
from the place and turn over its possession to the plaintiff.
They are likewise directed not to remove any part of the
building on the lot.
The ownership of the said property is properly consolidated
in the name of the plaintiff.
The defendant is further ordered to pay to the plaintiff the
amount of P10,000.00 a month from March 7, 1997 up to the
time possession of the lot and house is restored to the
plaintiff representing the reasonable value for the use of the
property; the amount of P71,129.05 representing the
payment made by the plaintiff on the capital gain taxes and
the further amount of P70,000.00 for attorney's fees and the
costs of suit.
SO ORDERED.20
Respondents failed to interpose a timely appeal. However, on
September 10, 2004, respondent Unangst filed a petition for relief
pursuant to Section 38 of the 1997 Rules on Civil Procedure. She
argued that she learned of the decision of the RTC only on September
6, 2004 when she received a copy of the motion for execution filed by
petitioner.21
Petitioner, on the other hand, moved for the dismissal of respondent's
petition on the ground that the latter paid an insufficient sum of
P200.00 as docket fees.22
It appears that respondent Unangst initially paid P200.00 as docket
fees as this was the amount assessed by the Clerk of Court of the
RTC.23 Said amount was insufficient as the proper filing fees amount to
P1,715.00. Nevertheless, the correct amount was subsequently paid
by said respondent on February 22, 2005.24
In their comment,25 respondents countered that they should not be
faulted for paying deficient docket fees as it was due to an erroneous
assessment of the Clerk of Court.26
The RTC granted the petition for relief. Subsequently, it directed
respondents to file a notice of appeal within twenty-four (24) hours
from receipt of the order.27 Accordingly, on February 23, 2005,
respondents filed their notice of appeal.28
In a Decision32 dated April 7, 2006, the CA reversed and set aside the
RTC judgment.33 The dispositive part of the appellate court's decision
reads, thus:
IN VIEW OF ALL THE FOREGOING, the instant appeal is
hereby GRANTED, the challenged Decision dated July 29,
2004 hereby (sic) REVERSED and SET ASIDE, and a new
one entered declaring the Deed of Sale With Right Of
Repurchase dated February 4, 1997 as an equitable
mortgage. No cost.
SO ORDERED.34
The CA declared that the Deed of Sale with Right of Repurchase
executed by the parties was an equitable mortgage. On the procedural
aspect pertaining to the petition for relief filed by respondent Unangst,
the CA ruled that "the trial court, in opting to apply the rules liberally,
cannot be faulted for giving due course to the questioned petition for
relief which enabled appellants to interpose the instant appeal." 35 It
ratiocinated:
Appellee recognizes the timely filing of appellants' petition for
relief to be able to appeal judgment but nonetheless points
out that the proper filing fees were paid beyond the 60-day
reglementary period. Arguing that the court acquires
jurisdiction over the action only upon full payment of the
prescribed docket fees, he submits that the trial court erred
in granting appellants' petition for relief despite the late
payment of the filing fees.
While this Court is fully aware of the mandatory nature of the
requirement of payment of appellate docket fee, the High
Court has recognized that its strict application is qualified by
the following: first, failure to pay those fees within the
reglementary period allows only discretionary, not automatic,
dismissal; second, such power should be used by the court
in conjunction with its exercise of sound discretion in
accordance with the tenets of justice and fair play, as well as
with a great deal of circumspection in consideration of all
attendant
circumstances
(Meatmasters
International
Corporation v. Lelis Integrated Development Corporation,
452 SCRA 626 [2005], citing La Salette College v. Pilotin,
418 SCRA 380 [2003]).
Applied in the instant case, the docket fees were admittedly
paid only on February 22, 2005, or a little less than two (2)
months after the period for filing the petition lapsed. Yet, this
matter was sufficiently explained by appellants. The records
bear out that appellants initially paid P200.00 as docket fees
because this was the amount assessed by the Clerk of Court
of the RTC of Olongapo City (p. 273, Records). As it turned
out, the fees paid was insufficient, the proper filing fees
being P1,715.00, which was eventually paid by appellants on
February 1, 2005 (p. 296, Records). As such, appellants
cannot be faulted for their failure to pay the proper docket
fees for, given the prevailing circumstances, such failure was
a justifiable reason for the failure to pay the correct amount. Moreover,
respondent argues that petitioner failed to contest the RTC Order
dated February 21, 2004 that allowed the payment of supplementary
docket fees. Petitioner failed to file a motion for reconsideration or a
petition for certiorari to the higher court to question said order.
We agree with respondents. Their failure to pay the correct amount of
docket fees was due to a justifiable reason.
The right to appeal is a purely statutory right. Not being a natural right
or a part of due process, the right to appeal may be exercised only in
the manner and in accordance with the rules provided therefor.41 For
this reason, payment of the full amount of the appellate court docket
and other lawful fees within the reglementary period is mandatory and
jurisdictional.42 Nevertheless, as this Court ruled in Aranas v. Endona,43
the strict application of the jurisdictional nature of the above rule on
payment of appellate docket fees may be mitigated under exceptional
circumstances to better serve the interest of justice. It is always within
the power of this Court to suspend its own rules, or to except a
particular case from their operation, whenever the purposes of justice
require it.44
In not a few instances, the Court relaxed the rigid application of the
rules of procedure to afford the parties the opportunity to fully ventilate
their cases on the merits. This is in line with the time-honored principle
that cases should be decided only after giving all parties the chance to
argue their causes and defenses.45 For, it is far better to dispose of a
case on the merit which is a primordial end, rather than on a
technicality, if it be the case, that may result in injustice. 46 The
emerging trend in the rulings of this Court is to afford every partylitigant the amplest opportunity for the proper and just determination of
his cause, free from the constraints of technicalities.47
48
Article 1602 of the Civil Code is designed primarily to curtail the evils
brought about by contracts of sale with right of repurchase, such as the
circumvention of the laws against usury and pactum commissorium.65
WHEREFORE, the petition is DENIED for lack of merit.
SO ORDERED.
It was agreed that petitioners will sign a deed of sale conveying the
mortgaged property in favor of private respondent Cruz and
thereafter, Cruz will apply for a housing loan with Land Bank, using
the subject property as collateral. It was further agreed that out of
the proceeds of the loan, P500,000.00 will be paid to the Carloses
as mortgagees, and an such balance will be applied by petitioners
for capital gains tax, expenses for the cancellation of the mortgage
to the Carloses, transfer of title to Josefina Cruz, and registration
of a mortgage in favor of Land Bank. 1 Moreover, the monthly
amortization on the housing loan which was supposed to be
deducted from the salary of private respondent Cruz will be
reimbursed by private respondent delos Reyes.
On September 29, 1992, the Land Bank issued a letter of
guarantee in favor of the Carloses, informing them that Cruzs loan
had been approved. On October 22, 1992, Transfer Certificate of
Title No. 165009 was cancelled and Transfer Certificate of Title No.
229891 in the name of Josefina Cruz was issued in lieu thereof. 2
On November 25, 1992, the mortgage was discharged.
Sometime in 1993, petitioners notified private respondent delos
Reyes that they were ready to redeem the property but the offer
was refused. Aggrieved, petitioners filed on July 22, 1994 a
complaint for reformation of instrument and damages with the RTC
of Antipolo, Rizal, docketed as Civil Case No. 94-3296.
In the complaint, petitioners claimed that the deed was merely a
formality to meet the requirements of the bank for the housing
loan, and that the real intention of the parties in securing the loan
was to apply the proceeds thereof for the payment of the mortgage
obligation.3 They alleged that the deed of sale did not reflect the
true intention of the parties, and that the transaction was not an
absolute sale but an equitable mortgage, considering that the price
of the sale was inadequate considering the market value of the
subject property and because they continued paying the real
estate taxes thereto even after the execution of the said deed of
sale. Petitioners averred that they did not see any reason why
private respondents would retract from their original agreement
other than that they (petitioners) and the members of their family
resigned en masse from the Mahal Namin Organization, of which
private respondent delos Reyes was the president and chairman of
the board of directors, and private respondent Cruz was the
treasurer. In the same complaint, they demanded moral damages,
exemplary damages, and attorneys fees.
On July 29, 1996, the trial court issued a temporary restraining
order enjoining private respondents from ejecting petitioners from
the premises of the disputed property; this was soon replaced by a
writ of preliminary injunction.
Summons and a copy of the complaint were served upon private
respondents on August 1, 1994. Private respondents filed their
answer beyond the reglamentary period, or only on September 1,
1994. Thus, on September 5, 1994, petitioners filed a motion to
declare private respondents in default, which the trial court granted
in an order dated September 16, 1994. On September 30 of the
same year, petitioners presented their evidence ex parte before
the trial court. The principal witness presented was petitioner
Octavio Lorbes, whose testimony was corroborated by his son,
Atty. Salvador Lorbes.
On October 12, 1994, private respondents filed a motion to lift
order of default and to strike out evidence presented ex parte,
which the court denied in an order dated October 26, 1994.
On June 20, 1995, the trial court rendered judgment in favor of
petitioners, upon finding that: (1) the Deed of Absolute Sale dated
October 21, 1992 did not reflect the true intention of the parties,
and (2) the transaction entered into between petitioners and Cruz
was not an absolute sale but an equitable mortgage, considering
that the price stated in the Deed of Absolute Sale was insufficient
compared to the value of the property, petitioners are still in
possession of the property, and petitioners had continued to pay
the real estate taxes thereon after the execution of the said deed
of sale. As explained by the trial court in its decision: