Professional Documents
Culture Documents
Leung Yee, another creditor of CAF, bought the same building where the
machines were installed and registered in the land registry of the Province of
Cavite.
Issue: Was the property's nature changed by its registration in the Chattel
Mortgage Registry?
3 PROPERTY - CASE DIGESTS
Held:
Where the interest conveyed is of the nature of real property, the placing of
the document on record in the Chattel Mortgage Registry is a futile act.
Chattel Mortgage refers to the mortgage of Personal Property executed in
the manner and form prescribed in the statute.
The building of strong materials in which the rice-cleaning machinery was
installed by the "Compaia Agricola Filipina" was real property, and the mere
fact that the parties seem to have dealt with it separate and apart from the
land on which it stood in no wise changed its character as real property. It
follows that neither the original registry in the chattel mortgage registry of
the instrument purporting to be a chattel mortgage of the building and the
machinery installed therein, nor the annotation in that registry of the sale of
the mortgaged property, had any effect whatever so far as the building was
concerned.
2. ANTONIO PUNZALAN ET. AL. VS. REMEDIOS LACSAMANA (GR NO.
L-55729)
FACTS: It appears that petitioner, Antonio Punsalan, Jr., was the former
registered owner of a parcel of land consisting of 340 square meters situated
in Bamban, Tarlac. In 1963, petitioner mortgaged said land to respondent
PNB (Tarlac Branch) in the amount of P10,000.00, but for failure to pay said
amount, the property was foreclosed on December 16, 1970. Respondent
PNB (Tarlac Branch) was the highest bidder in said foreclosure proceedings.
However, the bank secured title thereto only on December 14, 1977.
In the meantime, in 1974, while the properly was still in the alleged
possession of petitioner and with the alleged acquiescence of respondent
PNB (Tarlac Branch), and upon securing a permit from the Municipal Mayor,
petitioner constructed a warehouse on said property. Petitioner declared said
warehouse for tax purposes for which he was issued Tax Declaration No.
5619. Petitioner then leased the warehouse to one Hermogenes Sibal for a
period of 10 years starting January 1975.
Issue:
Whether or not the machinery in suit is real or personal property from the
point of view of the parties.
Held:
Issue: Whether the said machines are personal, not immovable, property
which may be a proper subject of a writ of replevin
Held: The Court has held that contracting parties may validly stipulate that a
real property be considered as personal. After agreeing to such stipulation,
they are consequently estopped from claiming otherwise. Under the principle
of estoppel, a party to a contract is ordinarily precluded from denying the
truth of any material fact found therein.
Issue:
Whether or not the court erred in declaring that the electrical energy may be
stolen.
Held:
Based on this
Article 517 of the Penal Code above referred to reads as follows:
The following are guilty of larceny:
(1) Those who with intent of gain and without violence or intimidation
against the person, or force against things, shall take another's personal
property without the owner's consent.
It is true that electricity is no longer, as formerly regarded by electricians, as
fluid. But its manifestation and effects, like those of gas, may be seen and
felt. The true test of what may be stolen is not whether it is corporeal or
incorporeal, but whether, being possessed of value, a person other than the
22 PROPERTY - CASE DIGESTS
owner, may appropriate the same. Electricity, like gas, is valuable
merchandise, and may thus be stolen.
13. LUIS MARCOS LAUREL VS. HON. ZEUS ABROGAR (GR NO. 155076)
Facts:
Laurel was charged with Theft under Art. 308 of the RPC for allegedly
taking, stealing, and using PLDT's international long distance calls by
conducting International Simple Resale (ISR) a method of outing and
completing international long-distance calls using lines, cables, antennae,
and/or air wave frequency which connect directly to the local/domestic
exchange facilities of the country where the call is destined. PLDT alleged
that this service was stolen from them using their own equipment and
caused damage to them amounting to P20,370,651.92;
The Court held that Amended Information does not contain material
allegations charging petitioner with theft of personal property since
international long distance calls and the business of providing
telecommunication or telephone services are not personal properties under
Article 308 of the Revised Penal Code.
Issue:
WON International Simple Resale (international long-distance calls) maybe
be considered as personal property, thus constituting theft
Held:
The elements of theft under Article 308 of the Revised Penal Code are as
follows: (1) that there be taking of personal property; (2) that said property
belongs to another; (3) that the taking be done with intent to gain; (4) that
the taking be done without the consent of the owner; and (5) that the taking
be accomplished without the use of violence against or intimidation of
persons or force upon things. SDHETI
Any personal property, tangible or intangible, corporeal or incorporeal,
capable of appropriation can be the object of theft. In Article 335 of the Civil
Code of Spain, "personal property" is defined as "anything susceptible of
appropriation and not included in the foregoing chapter (not real property)".
The only requirement for a personal property to be the object of theft under
Held:
Yes. Under Cebus Charter (RA 3857), the city council may close any city
road, street or alley, boulevard, avenue, park or square. Property thus
withdrawn from public servitude may be used or conveyed for any purpose
for which other real property belonging to the City may be lawfully used or
conveyed. Since that portion of the city street subject of Cebu Oxygens
application for registration of title was withdrawn from public use, it follows
that such withdrawn portion becomes patrimonial property which can be the
object of an ordinary contract.
Article 422 of the Civil Code expressly provides that Property of public
dominion, when no longer intended for public use or for public service, shall
form part of the patrimonial property of the State.
19. LAUREL VS. GARCIA (GR NO. 92013)
Facts:
The subject property in this case is one of the four (4) properties in Japan
acquired by the Philippine government under the Reparations Agreement
entered into with Japan on May 9, 1956;
The properties and the capital goods and services procured from the
Japanese government for national development projects are part of the
indemnification to the Filipino people for their losses in life and property and
their suffering during World War II.
The Roponggi property consists of the land and building "for the Chancery of
the Philippine Embassy". As intended, it became the site of the Philippine
Embassy until the latter was transferred to Nampeidai on July 22, 1976
when the Roppongi building needed major repairs. Due to the failure of our
government to provide necessary funds, the Roppongi property has
remained undeveloped since that time.
Held:
The Roppongi site and the three related properties were acquired through
reparations agreements and the Poppongi site was specifically designated
under the Reparations Agreement to house the Philippine Embassy. The
nature of the Roppongi lot as property for public service is expressly spelled
out. It is dictated by the terms of the Reparations Agreement and the
corresponding contract of procurement which bind both the Philippine
government and the Japanese government. There can be no doubt that it is
of public dominion unless it is convincingly shown that the property has
become patrimonial.
MIAA admits that the MIAA Charter has placed the title to the Airport Lands
and Buildings in the name of MIAA. However, MIAA points out that it cannot
claim ownership over these properties since the real owner of the Airport
Lands and Buildings is the Republic of the Philippines. The MIAA Charter
mandates MIAA to devote the Airport Lands and Buildings
for the benefit of the general public. Since the Airport Lands and Buildings
are devoted to public use and public service, the ownership of these
properties remains with the State. The Airport Lands and Buildings are thus
inalienable and are not subject to real estate tax by local governments.
MIAA also points out that Section 21 of the MIAA Charter specifically
exempts MIAA from the payment of real estate tax. MIAA insists that it is
also exempt from real estate tax under Section 234 of the Local Government
Code because the Airport Lands and Buildings are owned by the Republic. To
justify the exemption, MIAA invokes the principle that the government
cannot tax itself. MIAA points out that the reason for tax exemption of public
property is that its taxation would not inure to any public advantage, since in
such a case the tax debtor is also the tax creditor.
Respondents invoke Section 193 of the Local Government Code, which
expressly withdrew the tax exemption privileges of "government-owned and-
controlled corporations" upon the effectivity of the Local Government Code.
Respondents also argue that a basic rule of statutory construction is that the
express mention of one person, thing, or act excludes all others. An
international airport is not among the exceptions mentioned in Section 193
of the Local Government Code. Thus, respondents assert that MIAA cannot
claim that the Airport Lands and Buildings are exempt from real estate tax.
Respondents also cite the ruling of this Court in Mactan International Airport
v. Marcos 8 where we held that the Local Government Code has withdrawn
37 PROPERTY - CASE DIGESTS
the exemption from real estate tax granted to international airports.
Respondents further argue that since MIAA has already paid some of the
real estate tax assessments, it is now estopped from claiming that the
Airport Lands and Buildings are exempt from real estate tax.
ISSUE: Whether the Airport Lands and Buildings of MIAA are exempt from
real estate tax under existing laws. If so exempt, then the real estate tax
assessments issued by the City of Paraaque, and all proceedings taken
pursuant to such assessments, are void.
HELD: We rule that MIAA's Airport Lands and Buildings are exempt from real
estate tax imposed by local governments.
First, MIAA is not a government-owned or controlled corporation but an
instrumentality of the National Government and thus exempt from local
taxation. Second, the real properties of MIAA are owned by the Republic of
the Philippines and thus exempt from real estate tax.
The transfer of the Airport Lands and Buildings from the Bureau of Air
Transportation to MIAA was not meant to transfer beneficial ownership of
these assets from the Republic to MIAA. The purpose was merely to
reorganize a division in the Bureau of Air Transportation into a separate and
autonomous body. The Republic remains the beneficial owner of the Airport
Lands and Buildings. MIAA itself is owned solely by the Republic. No party
claims any ownership rights over MIAA's assets adverse to the Republic.
The MIAA Charter expressly provides that the Airport Lands and Buildings
"shall not be disposed through sale or through any other mode unless
specifically approved by the President of the Philippines." This only means
that the Republic retained the beneficial ownership of the Airport Lands and
Buildings because under Article 428 of the Civil Code, only the "owner has
the right to . . . dispose of a thing." Since MIAA cannot dispose of the Airport
Lands and Buildings, MIAA does not own the Airport Lands and Buildings.
The minority's theory violates Section 133(o) of the Local Government Code
which expressly prohibits local governments from imposing any kind of tax
on national government instrumentalities. Section 133(o) does not
distinguish between national government instrumentalities with or without
juridical personalities. Where the law does not distinguish, courts should not
distinguish. Thus, Section 133(o) applies to all national government
instrumentalities, with or without juridical personalities. The determinative
test whether MIAA is exempt from local taxation is not whether MIAA is a
juridical person, but whether it is a national government instrumentality
under Section 133(o) of the Local Government Code. Section 133(o) is the
specific provision of law prohibiting local governments from imposing any
kind of tax on the national government, its agencies and instrumentalities.
The exception to the exemption in Section 234(a) is the only instance when
the national government, its agencies and instrumentalities are subject to
any kind of tax by local governments. The exception to the exemption
applies only to real estate tax and not to any other tax. The justification for
the exception to the exemption is that the real property, although owned by
the Republic, is not devoted to public use or public service but devoted to
the private gain of a taxable person.
----
Under Article 420 of the Civil Code, the Airport Lands and Buildings of MIAA,
being devoted to public use, are properties of public dominion and thus
owned by the State or the Republic of the Philippines. Article 420 specifically
mentions "ports . . . constructed by the State," which includes public airports
and seaports, as properties of public dominion and owned by the Republic.
As properties of public dominion owned by the Republic, there is no doubt
whatsoever that the Airport Lands and Buildings are expressly exempt from
real estate tax under Section 234(a) of the Local Government Code. This
Court has also repeatedly ruled that properties of public dominion are not
subject to execution or foreclosure sale.
WHEREFORE, we GRANT the petition. We SET ASIDE the assailed
Resolutions of the Court of Appeals of 5 October 2001 and 27 September
2002 in CA-G.R. SP No. 66878. We DECLARE the Airport Lands and Buildings
of the Manila International Airport Authority EXEMPT from the real estate tax
imposed by the City of Paraaque. We declare VOID all the real estate tax
assessments, including the final notices of real estate tax delinquencies,
issued by the City of Paraaque on the Airport Lands and Buildings of the
Manila International Airport Authority, except for the portions that the Manila
Held: As a rule, a party who deliberately adopts a certain theory upon which
the case is tried and decided by the lower court will not be permitted to
change theory on appeal. Points of law, theories, issues and arguments not
brought to the attention of the lower court need not be, and ordinarily will
not be, considered by a reviewing court, as these cannot be raised for the
first time at such late stage. However, there is an exception to the rule as
enunciated in Lianga Lumber Co. vs. Lianga Timber Co. Inc., 76 SCRA 197,
where the court said;
In the interest of justice and within the sound discretion of the
appellate court, a party may change theory on appeal only when the factual
bases thereof would not require presentation of any further evidence by the
adverse party in order to enable it to properly meet the issue raised in the
new theory.
But this exception is not applicable in this case. It must be
emphasized that the enumeration of properties of public dominion under
Article 420 of the New Civil Code specifically states ports constructed by
the State. Thus, in order to consider the port in this case as falling under the
said classification, the fact that the port was constructed by the State must
first be established by sufficient evidence. Here, there was no proof adduced
to establish that the port was constructed by the State, hence, the court
cannot just automatically conclude that the property is of public dominion.
It is also noted that the PPA failed to raise the issue of ownership
during the pre-trial. The pretrial is primarily intended to make certain that
all issues necessary to the disposition of the case are properly raised.
Consequently, the determination of issues at a pre-trial conference bars the
consideration of other questions on appeal. In the case at bar, the fact that
the issue of ownership is outside of what has been delimited during the pre-
48 PROPERTY - CASE DIGESTS
trial further justifies the disallowance of PPAs new theory. Hence, PPA may
not be permitted to change its theory on appeal.
Granting that the petitioners present theory is allowed, the court still
found its contentions untenable. It must be stressed that what is being taxed
in the present case is PPAs warehouse, which, although located within the
port is distinct from the port itself.
Considering the warehouses separable nature as an improvement
upon the port, and the fact that it is not open for use by everyone and freely
accessible to the public, it is not part of the port as stated in Article 420 of
the Civil Code. In the same way that it was ruled that the exemption of
public property from taxation does not extend to improvements made
thereon by homesteaders or occupants at their own expense. Also, it was
held that the taxability of the warehouse in this case, it being a mere
improvement built on an alleged property of public dominion.
As regards the second issue raised by PPA regarding the lease of its
property to private persons, the Court ruled that its own admission that it
leases out to private persons for convenience and not necessarily as part of
its governmental function of administering port operations is an admission
that the act was a corporate power, which, is actually expressly stated as so
in its charter. Any income or profit generated by an entity, even of a
corporation organized without any intention of realizing profit in the conduct
of its activities, is subject to tax (CIR vs. CA, 329 SCRA 237). What matters
is the established fact that it leased out its building to private entities from
which it regularly earned substantial income. Thus, in the absence of any
proof of exemption therefrom, PPA is declared liable for the assessed
business taxes.
The petition is denied.
22. PHILIPPINE FISHERIES DEVELOPMENT AUTHORITY VS. CA (GR
NO. 169836)
Facts: Petitioner is an instrumentality of government which was a recipient of
the lands and buildings of Iloilo Fishing Port Complex (IFPC) which was
reclaimed by the Ministry of Public Works and Highways. Portions of the IFPC
were leased by PFDA to private firms and individuals engaged in fish related
49 PROPERTY - CASE DIGESTS
businesses. In 1988, the LGU of Iloilo taxed the entire IFPC with real
property tax, and delinquency amounted to P5M thus City of Iloilo auctioned
IFPC to satisfy such delinquency. Authority sought for tax exemption but was
rejected by the City assessor thus elevated the question to DOF which
favored the taxation but as to the auction the properties of PFDA should be
ones auctioned and not IFPC because it was owned by government. Office of
the Pres., RTC and CA affirmed such decisions but opined that IFPC may
then be sold at public auction to satisfy the delinquency.
Issues:
(1) Is PFDA liable to pay real property tax?
(2) Is IPFC a property of public dominion thus cannot be auctioned?
Held:
(1) PFDA is not a GOCC but an INSTRUMENTALITY of the government thus
generally EXEMPTED from payment of real property tax. PFDA is
characterized as not a Govt Owned and Controlled Corp. (GOCC) on the
basis of the MIAA vs. CA which stated that for one to be a GOCC two reqs
must concur: (1) that it has capital stock divided into shares, and (2) that it
is authorized to distribute dividends and allotments of surplus and profits to
its stockholders; which is absent in the case at bar. Pursuant to Sec. 133 (o)
of LGC, instrumentalities of the national government, like MIAA, are exempt
from local taxes. However, submits of an exception, Section 234 (a) of the
LGC, the Court ruled that when an instrumentality of the national
government grants to a taxable person the beneficial use of a real property
owned by the Republic, said instrumentality becomes liable to pay real
property tax. The Authority should be classified as an instrumentality of the
national government which is liable to pay taxes only with respect to the
portions of the property, the beneficial use of which were vested in private
entities. The real property tax assessments issued by the City of Iloilo should
be upheld only with respect to the portions leased to private persons.
(2) Yes, it cannot be auctioned in case PDF fails to pay real property tax due
them. Taking basis from Chavez vs. PEA, reclaimed lands are lands of public
domain and thus cannot be subject of sale , WITHOUT CONGRESSIONAL
50 PROPERTY - CASE DIGESTS
authorization. SC said, In the same vein, the port built by the State in the
Iloilo fishing complex is a property of the public dominion and cannot
therefore be sold at public auction.
23. IDEALS VS. PSALM (GR NO. 192088)
24. WOODRIDGE SCHOOL, INC. ET. AL. VS. ARB CONSTRUCTION INC.
(GR NO. 157285)
Facts:
Javier, is the registered owner of the adjacent lot to that of Woodridge.
Respondent ARB Construction is the owner and developer of Soldiers Hills
Subdivision in Bacoor, Cavite, which is composed of four phases. Phase 1 of
the subdivision was already accessible from the Marcos Alvarez Avenue. To
provide the same accessibility to the residents of Phase II of the subdivision,
ARB constructed the disputed road to link the two phases.
Petitioners properties sit right in the middle of several estates: Phase 1 of
Soldiers Hills Subdivision in the north, a creek in the east and Green Valley
Subdivision in the farther east, a road within Soldiers Hills Subdivision IV
which leads to the Marcos Alvarez Avenue in the west, and Phase III of
Soldiers Hills Subdivision in the south. Petitioners offered to pay ARB
P50,000 as indemnity for the use of the road. ARB refused the offer and
fenced the perimeter of the road fronting the properties of petitioners, thus,
cutting off petitioners access to and from the public highway.
After failing to settle the matter amicably, petitioners jointly filed a
complaint in the RTC to enjoin ARB from depriving them of the use of the
disputed subdivision road and to seek a compulsory right of way after
payment of proper indemnity. The RTC rendered its decision in favor of
petitioners relying on the ruling of the Supreme Court in White Plains
Association, Inc. vs. Legaspi (193 SCRA 765) stating that the government
automatically becomes the owner of the subdivisions roads the moment the
subdivision plan is approved, and thus is open to public use without any
need for compensation.
Respondent ARB elevated the case to the Court of Appeals. The appellate
court reversed the Trial Courts decision and stating that the ruling of the
Supreme Court in the 1991 case of White Plains Subdivision is not applicable
51 PROPERTY - CASE DIGESTS
as it was not similarly situated as in the present case. However the appellate
court went on to rule that a compulsory right of way exists in favor of
petitioners as there is no other existing adequate outlet to and from
petitioners properties to the Marcos Alvarez Avenue other than the subject
existing road lot belonging to ARB. In addition, it awarded P500,000 to ARB
as compensation for the wear and tear that petitioners use of the road
would contribute to.
Unsatisfied with the ruling of the appellate court, petitioners elevated the
matter to the Supreme Court arguing that ARB is not entitled to be paid any
indemnity since the contested road lot is a property of public dominion
pursuant to Article 420 of the Civil Code because the disputed road falls
under the category of others of similar character which is the last clause of
Article 420 (1). Hence, it is a property of public dominion which can be used
by the general public without need for compensation. Petitioners also assert
that their initial offer of P50,000 should be sufficient compensation for the
right of way. Further, they should not be held accountable for the increase
in the value of the property since the delay was attributable to the stubborn
refusal of ARB to accept their offer.
Issues:
Whether the disputed road is a property of public dominion pursuant to the
last clause of Article 420 (1), and, as such, is not a valid subject for legal
easement.
Held:
With regard to the first issue, the Supreme Court says, no.
The Court held that the road lots in a private subdivision are private
property, hence, the local government should first acquire them by donation,
purchase, or expropriation, if they are to be utilized as a public road.
Otherwise, they remain to be private properties of the owner developer. The
52 PROPERTY - CASE DIGESTS
use of the subdivision roads by the general public does not strip it of its
private character.
The road is not converted into public property by mere tolerance of the
subdivision owner of the public's passage through it. The local government
should first acquire them by donation, purchase, or expropriation, if they are
to be utilized as a public road. In the present case, since no donation has
been made in favor of any local government and the title to the road lot is
still registered in the name of ARB, the disputed property remains private.
With regard to the second issue, the Supreme Court again says, no.
In order to be entitled to a legal easement of right of way, the following
requisites must concur:
(1) the dominant estate is surrounded by other immovables and has no
adequate outlet to a public highway;
(2) payment of proper indemnity;
(3) The isolation was not due to acts of the proprietor of the dominant
estate and;
(4) the right of way claimed is at the point least prejudicial to the servient
estate.
In the present case, all of the requisites are present except for number two.
The appellate and trial courts found that the properties of petitioners are
enclosed by other estates without any adequate access to a public highway
except the subject road lot which leads to Marcos Alvarez Avenue. Although
it was shown that the shortest distance from the properties to the highway is
toward the east across a creek, this alternative route does not provide an
adequate outlet for the students of the proposed school. The Civil Code
categorically provides for the measure by which the proper indemnity may
be computed. Under Article 649, paragraph 2, it is stated:
Should this easement be established in such a manner that its use may be
continuous for all the needs of the dominant estate, establishing a
permanent passage, the indemnity shall consist of the value of the land
occupied and the amount of the damage caused to the servient estate.
Issues:
1. Whether RBI can acquire reclaimed foreshore and submerged land
areas because they are allegedly inalienable lands of the public domain
2. Whether RBI can acquire reclaimed lands when there was no
declaration that said lands are no longer needed for public use.
3. Whether RBI, being a private corporation, is barred from the
Constitution to acquire lands of the public domain.
Held:
1. Yes. The reclaimed lands across R-10 were classified alienable and
disposable lands of public domain of the State. First, there were three
presidential proclamations classifying the reclaimed lands across R-10 as
alienable or disposable hence open to disposition or concession. These were
MO 415 issued by President Aquino, Proclamation No. 39 and Proclamation
No. 465 both issued by President Ramos. Secondly, Special Patents Nos.
3591, 3592, and 3598 issued by the DENR classified the reclaimed areas as
alienable and disposable.
Admittedly, it cannot be said that MO 415, Proclamations Nos. 39 and
465 are explicit declarations that the lands to be reclaimed are classified as
alienable and disposable. We find however that such conclusion is derived
and implicit from the authority given to the NHA to transfer the reclaimed
lands to qualified beneficiaries. In line with the ruling in Chavez v. PEA, the
61 PROPERTY - CASE DIGESTS
court held that MO 415 and Proclamations Nos. 39 and 465 cumulatively and
jointly taken together with Special Patent Nos. 3591, 3592, and 3598 more
than satisfy the requirement in PEA that [t]here must be a law or
presidential proclamation officially classifying these reclaimed lands as
alienable or disposable and open to disposition or concession.
Issues:
1. In order that an alienable and disposable land of the public domain
may be registered under Section 14(1) of Presidential Decree No. 1529,
otherwise known as the Property Registration Decree, should the land be
classified as alienable and disposable as of June 12, 1945 or is it sufficient
that such classification occur at any time prior to the filing of the applicant
for registration provided that it is established that the applicant has been in
open, continuous, exclusive and notorious possession of the land under a
bona fide claim of ownership since June 12,1945 or earlier?
Held:
The Petition is denied.
In their petition, respondents-claimants alleged that Proc. No. 1801 and PTA
Circular No. 3-82 raised doubts on their right to secure titles over their
occupied lands. They declared that they themselves, or through their
predecessors-in-interest, had been in open, continuous, exclusive, and
notorious possession and occupation in Boracay since June 12, 1945, or
earlier since time immemorial. They declared their lands for tax purposes
and paid realty taxes on them. Respondents-claimants posited that
Proclamation No. 1801 and its implementing Circular did not place Boracay
beyond the commerce of man. Since the Island was classified as a tourist
zone, it was susceptible of private ownership. Under Section 48(b) of the
Public Land Act, they had the right to have the lots registered in their names
through judicial confirmation of imperfect titles.
The Republic, through the OSG, opposed the petition for declaratory relief.
The OSG countered that Boracay Island was an unclassified land of the
public domain. It formed part of the mass of lands classified as public
forest, which was not available for disposition pursuant to Section 3(a) of
the Revised Forestry Code, as amended. The OSG maintained that
respondents-claimants reliance on PD No. 1801 and PTA Circular No. 3-82
was misplaced. Their right to judicial confirmation of title was governed by
Public Land Act and Revised Forestry Code, as amended. Since Boracay
Island had not been classified as alienable and disposable, whatever
possession they had cannot ripen into ownership.
On May 22, 2006, during the pendency the petition in the trial court,
President Gloria Macapagal-Arroyo issued Proclamation No. 1064 classifying
Boracay Island partly reserved forest land (protection purposes) and partly
agricultural land (alienable and disposable).
On November 21, 2006, this Court ordered the consolidation of the two
petitions
Issue:
WON private claimants have a right to secure titles over their occupied
portions in Boracay
Held:
Except for lands already covered by existing titles, Boracay was an
unclassified land of the public domain prior to Proclamation No. 1064. Such
unclassified lands are considered public forest under PD No. 705.
PD No. 705 issued by President Marcos categorized all unclassified lands of
the public domain as public forest. Section 3(a) of PD No. 705 defines a
public forest as a mass of lands of the public domain which has not been
the subject of the present system of classification for the determination of
The 1935 Constitution classified lands of the public domain into agricultural,
forest or timber, such classification modified by the 1973 Constitution. The
1987 Constitution reverted to the 1935 Constitution classification with one
addition: national parks. Of these, only agricultural lands may be alienated.
Prior to Proclamation No. 1064 of May 22, 2006, Boracay Island had never
been expressly and administratively classified under any of these grand
divisions. Boracay was an unclassified land of the public domain.
Issue: WON the funds of the Pasay City Government which were garnished
by the City Sheriff are by law exempt from execution and/or garnishment.
Held: A compromise has upon the parties the effect and authority of res
judicata; but there shall be no execution except in compliance with a judicial
compromise. A compromise agreement not contrary to law, public order,
public policy, morals or good customs is a valid contract which is the law
between the parties themselves. A judgment on a compromise is a final and
executory. It is immediately executory in the absence of a motion to set the
77 PROPERTY - CASE DIGESTS
same aside on the ground of fraud, mistake or duress. In fact in the herein
case before Us, execution has already been issued. Considering this in the
light of Article 2041 of the New Civil Code, to wit: Art. 2041. If one of the
parties fails or refuses to abide by the compromise, the other party may
either enforce the compromise or regard it as rescinded and insist upon his
original demand.
It is obvious that the respondent-appellee did not only succeed in
enforcing the compromise but said plaintiff-appellee likewise wants to
rescind the said compromise. It is clear from the language of the law,
specifically Article 2041 of the New Civil Code that one of the parties to a
compromise has two options: 1) to enforce the compromise; or 2) to rescind
the same and insist upon his original demand. The respondent-appellee in
the case herein before Us wants to avail of both of these options. This can
not be done. The respondent-appellee cannot ask for rescission of the
compromise agreement after it has already enjoyed the first option of
enforcing the compromise by asking for a writ of execution resulting thereby
in the garnishment of the Pasay City funds deposited with the Philippine
National Bank which eventually was delivered to the respondent-appellee.
Upon the issuance of the writ of execution, the petitioner-appellants
moved for its quashal alleging among other things the exemption of the
government from execution. This move on the part of the petitioner-
appellant is at first glance laudable for "all government funds deposited with
the Philippine National Bank by any agency or instrumentality of the
government, whether by way of general or special deposit, remain
government funds and may not be subject to garnishment or levy. But,
inasmuch as an ordinance has already been enacted expressly appropriating
the amount of P613,096.00 of payment to the respondent-appellee, then the
herein case is covered by the exception to the general nile stated in the case
of Republic vs. Palacio (L-20322, 23 SCRA 899 [May 29,1968]), to wit:
Judgments against a State in cases where it has consented to be sued,
generally operate merely to liquidate and establish plaintiff's claim in the
absence of express provision; otherwise they cannot be enforced by
Issue:
83 PROPERTY - CASE DIGESTS
1.Whether or not the property involved is a private or patrimonial property of
the City of Manila.
2.Whether or not Republic Act No. 4118 valid and not repugnant to the
Constitution.
Held:
1. NO, it is the property of the State.
The rule is that when it comes to property of the municipality which it did
not acquire in itsprivate or corporate capacity with its own funds, the
legislature can transfer itsadministration and disposition to an agency of the
National Government to be disposed of according to its discretion.
The possession of a municipality, excepting those acquired with its own
funds in its private or corporate capacity, such property is held in trust for
the State for the benefit of its inhabitants, whether it be for governmental or
proprietary purposes. The City of Manila, although declared by the Cadastral
Court as owner in fee simple, has not shown by any shred of evidence in
what manner it acquired said land as its private or patrimonial property. The
presumption is that such land came from the State upon the creation of the
municipality. That it has in its name a registered title is not questioned, but
this title should be deemed to be held in trust for the State as the land
covered thereby was part of the territory of the City of Manila granted by the
sovereign upon its creation Therefore, the land in question pertains to the
State and the City of Manila merely acted as trustee for the benefit of the
people therein for whom the State can legislate in the exercise of its
legitimate powers.
2. Yes, it is valid.
Consequently, the City of Manila was not deprived of anything it owns, either
under the dueprocess clause or under the eminent domain provisions of the
Constitution. If it failed to getfrom the Congress the concession it sought of
having the land involved given to it as its patrimonial property, the Courts
possess no power to grant that relief. Republic Act No. 4118 does not,
therefore, suffer from any constitutional infirmity
84 PROPERTY - CASE DIGESTS
37. MANILA LODGE NO. 761 VS. COURT OF APPEALS (73 SCRA 162)
Facts:
June 26, 1905, Philippine Commission enacted Act No. 1360 authorizing
the city of Manila to reclaim a portion of Manila Bay. It was to form part of
Luneta extension. It was stipulated that the reclaimed area shall be the
property of the City of Manila and that the city of Manila is hereby
authorized to set aside a tract not to exceed 500 ft. x 600 ft. for a hotel site
for lease with a term not to exceed 99 years.
Act No. 1657 was enacted to amend Act No. 1360 which authorize the city
of Manila either to lease or to sell the portion set aside as a hotel site.
The reclaimed area, 25 hectares, was registered and on January 20, 1911
OCT No. 1909 was issued in the name of the city of Manila.
The City of Manila conveyed 5,543.07sq.m. of reclaimed area to Manila
Lodge No. 761 which was then sold to Tarlac Development Corporation
together with all the improvements.
Issue:
WON the said subject land is part of the public domain
Held:
We hold that it is of public dominion, intended for public use.
Firstly, if the reclaimed area was granted to the City of Manila as its
patrimonial property, the City could, by virtue of its ownership, dispose of
the whole reclaimed area without need of authorization to do so from the
lawmaking body. Thus Article 348 of the Civil Code of Spain provides that
"ownership is the right to enjoy and dispose of a thing without further
limitations than those established by law." 36 The right to dispose ( jus
disponendi) of one's property is an attribute of ownership. Act No. 1360, as
amended, however, provides by necessary implication, that the City of Manila
could not dispose of the reclaimed area without being authorized by the
lawmaking body. If the reclaimed area were patrimonial property of the City,
the latter could dispose of it without need of the authorization provided by
the statute, and the authorization to set aside . . . lease . . . or sell . . . given
HELD: Funds of public corporations which can sue and be sued are not
exempt from garnishment. PVTA is also a public corporation with the same
attributes, a similar outcome is attributed. The government has entered with
them into a commercial business hence it has abandoned its sovereign
capacity and has stepped down to the level of a corporation. Therefore, it is
subject to rules governing ordinary corporations and in effect can be sued.
Therefore, the petition of PNB La Union is denied.
40. PROFESSIONAL VIDEO INC. VS. TESDA (GR NO. 155504)
Facts: TESDA procured the services of PROVI for the creation of polyvinyl
(PVC) Identification Cards which TESDA issues to trainees who passed its
certification process. TESDA failed to pay an outstanding balance of P35M
which led PROVI to file a complaint with RTC for sum of money with
damages against TESDA which also prayed for a Writ of Attachment/
garnishment against TESDA. RTC granted the PROVIs Writ against the
properties of TESDA amounting to P35M. The CA reversed the RTC which
stated that TESDAs funds are public in nature thus exempt from
garnishment and second, purchase of PVC Cards was a necessary incident
of its govt function.
Issue: WON the writ of attachment against TESDA and its funds, to cover
PROVI's claim against TESDA, is valid.
Held: INVALID. SC upheld CA. First, TESDA as an unincorporated
instrumentality of the government operating under a specific charter and
performing governmental functions, STATE IMMUNITY apply to it. By reason
of Public Policy, performance of governmental function cannot be hindered
or delayed by suits, nor can these suits control the use and disposition of the
means for the performance of governmental functions. Second, selling of the
PVC cards does not characterize such transaction as industrial or business
Issue:
Whether or not the MTCC had jurisdiction over the action?
Held:
Issue: WON private respondents are entitled to file a forcible entry case
against petitioner.
Held: YES, they are entitled to file a forcible entry case. Since private
respondents were in actual possession of the property at the time they were
forcibly ejected by petitioner, private respondents have a right to commence
an action for forcible entry regardless of the legality or illegality of
possession.
Private respondents, as actual possessors, can commence a forcible
entry case against petitioner because ownership is not in issue. Forcible
entry is merely a quieting process and never determines the actual title to an
estate. Title is not involved, only actual possession. It is undisputed that
private respondents were in possession of the property and not the
petitioners nor the spouses Jose. Although the petitioners have a valid claim
over ownership this does not in any way justify their act of forcible entry.
It must be stated that regardless of the actual condition of the title to
the property the party in peaceable quiet possession shall not be turned out
by a strong hand, violence or terror. Thus, a party who can prove prior
possession can recover such possession even against the owner
himself.Whatever may be the character of his possession, if he has in his
favor priority in time, he has the security that entitles him to remain on the
property until he is lawfully ejected by a person having a better right by
accion publiciana or accion reivindicatoria. The doctrine of self help, which
the petitioners were using to justify their actions, are not applicable in the
case because it can only be exercised at the time of actual or threatened
dispossession which is absent in the case at bar (in fact they are the ones
101 PROPERTY - CASE DIGESTS
who are threatening to remove the respondents with the use of force.)
Article 536 basically tells us that the owner or a person who has a better
right over the land must resort to judicial means to recover the property
from another person who possesses the land.
When possession has already been lost, the owner must resort to
judicial process for the recovery of property. As clearly stated in Article 536-
In no case may possession be acquired through force or intimidation as
long as there is a possessor who objects thereto. He who believes that he
has an action or right to deprive another of the holding of a thing must
invoke the aid of the competent court, if holder should refuse to deliver the
thing.
46. A I R T R A N S P O R T A T I O N O F F I C E A N D M A C T A N - C E B U
INTERNATIONAL AIRPORT VS. ANTIONIO GOPUCO (GR NO.
158563)
Facts: Eminent Domain case where original owner Gapuco sought for the
recovery of a portion of a land which previously constituted the LAHUG
Airport. In 1949, landowners surrounding the vicinity of Lahug airport were
informed of an expropriation of their lands for the purpose of expansion with
reassurance that they would be able to repurchase the same when said
airport would be abandoned. Defendant was one of the few who refused.
However, CFI promulgated a decision in favor of Civil Aeronautics Authority
(CAA) which approved the lawful expropriation proceedings that was not
appealed by Gopuco thus attaining finality. However, Lahug was
subsequently abandoned due to the creation of the MIA. A law was then
passed that created MCIAA upon which the assets of Lahug Airport was
transferred thus including the titles to such lands. Gapuco then wanted to
get back his land by asserting that by closure of the Lahug Airport, the
original purpose for which the property was expropriated had ceased or
otherwise been abandoned, and title to the property had therefore should be
reverted to him. Furthermore, he claims that he agreed to a compromise
settlement that assured that such expropriated lots will be resold to them at
the same price as it was expropriated in the event the lahug airport will be
abandoned. RTC dismissed Gapucos claim but CA reversed the RTC and
102 PROPERTY - CASE DIGESTS
upheld the reconveyance to Gapuco. RTCs claim that the fact of
abandonment does not ipso facto give the original owner to recover the
same. CAs claim was about the existence of genuine necessity, that when it
ceases to exist govt interest must yield to the private rights of the original
owner.
Issue:
(1) When private land is expropriated for a particular public use, and that
particular public use is abandoned, does its former owner acquire a cause of
action for recovery of the property?
(2) WON Gapuco had the right to get back his land.
Held:
(1) It depends upon the character of the title acquired by expropriator. SC
said, If, for example, land is expropriated for a particular purpose, with the
condition that when that purpose is ended or abandoned the property shall
return to its former owner, then, of course, when the purpose is terminated
or abandoned the former owner reacquires the property so expropriated. On
the other hand, when land has been acquired for public use in fee simple,
unconditionally, either by the exercise of eminent domain or by purchase,
the former owner retains no rights in the land, and the public use may be
abandoned or the land may be devoted to a different use, without any
impairment of the estate or title acquired, or any reversion to the former
owner.
(2) No. The SC enunciated that Gapucos case was similar to that of
CHIONGBIAN where, there was no condition imposed to the effect that the
lot would return to CHIONGBIAN or that CHIONGBIAN had a right to
repurchase the same if the purpose for which it was expropriated is ended or
abandoned or if the property was to be used other than as the Lahug
Airport. What the SC simply imply was that there was complete absence of
PREPONDERANT EVIDENCE to prove that he had the right to repurchase
that could have been proven by virtue of the COMPROMISE SETTLEMENT he
was claiming.
Issue:
Whether or not a constructive trust was constituted in this case, and as
such, the respondents herein are entitled to the restitution of the
expropriated property which was not used for a public purpose.
Held:
YES. Art. 1454 of the Civil Code provides: If an absolute conveyance of
property is made in order to secure the performance of an obligation of the
grantor toward the grantee, a trust by virtue of law is established. If the
fulfilment of the obligation is offered by the grantor when it becomes due,
he may demand the reconveyance of the property to him.
Constructive trusts are fictions of equity which are bound by no unyielding
formula when they are used by courts as devices to remedy any situation in
which the holder of legal title may not in good conscience retain the
beneficial interest.
In constructive trusts, the arrangement is temporary and passive in which
the trustees sole duty is to transfer the title and possession over the
property to the plaintiff-beneficiary. Of course, the wronged party seeking
the aid of a court of equity in establishing a constructive trust must himself
do equity. Accordingly, the court will exercise its discretion in deciding what
acts are required of the plaintiff-beneficiary as conditions precedent to
obtaining such decree and has the obligation to reimburse the trustee the
consideration received from the latter just as the plaintiff-beneficiary would if
he proceeded on the theory of rescission. In the good judgment of the court,
the trustee may also be paid the necessary expenses he may have incurred
in sustaining the property, his fixed costs for improvements thereon, and the
monetary value of his services in managing the property to the extent that
plaintiff-beneficiary will secure a benefit from his acts.
ISSUE: Validity of Ordinance No. 7783 (the Ordinance) of the City of Manila.
The tests of a valid ordinance are well established. A long line of decisions
has held that for an ordinance to be valid, it must not only be within the
corporate powers of the local government unit to enact and must be passed
according to the procedure prescribed by law, it must also conform to the
following substantive requirements: (1) must not contravene the Constitution
or any statute; (2) must not be unfair or oppressive; (3) must not be partial
or discriminatory; (4) must not prohibit but may regulate trade; (5) must be
general and consistent with public policy; and (6) must not be unreasonable.
The Ordinance was passed by the City Council in the exercise of its police
power, an enactment of the City Council acting as agent of Congress. Local
government units, as agencies of the State, are endowed with police power
in order to effectively accomplish and carry out the declared objects of their
creation. 41 This delegated police power is found in Section 16 of the Code,
known as the general welfare clause, viz:
The object of the Ordinance was, accordingly, the promotion and protection
of the social and moral values of the community. Granting for the sake of
113 PROPERTY - CASE DIGESTS
argument that the objectives of the Ordinance are within the scope of the
City Council's police powers, the means employed for the accomplishment
thereof were unreasonable and unduly oppressive.
Held: The Supreme Court held that pursuant to Article 437 of the Civil Code,
the ownership of the land extends to the surface as well as to the subsoil
under it. The Court explained that the argument by the petitioner that the
landowner's right extends to the subsoil insofar as necessary for their
practical interests serves only to further weaken its case because the theory
would limit the right to the subsoil upon the economic utility which such area
offer to the surface owners.
Presumably, according to the Court, the landowner's right extends to
such height or depth where it is possible for them to obtain some benefit or
enjoyment, and it is extinguished beyond such limit as there would be no
more interest protected by law.
In this case, the landowners could have dug upon their property
motorized deep wells but were prevented from doing so by the authorities
precisely because of the construction and existence of the tunnels
underneath the surface of their property. Hence, the landowners still had a
legal interest in the sub-terrain portion insofar as they could have excavated
the same for the construction of the deep well.
There was, therefore, in this case, "taking" of private respondents'
property which entitled the latter to the payment of just compensation.
52. REPUBLIC VS. HON. COURT OF APPEALS AND JOSE DE LA ROSA
(GR NO. L-43938)
Facts: Jose De la Rosa sought for the registration of a parcel of land from
Sps. Babaliao and Alberto who claims to have acquired it through
prescription. However, Benguet Consolidated, Inc. and Atok Wedge Mining
Company opposed such registration by virtue of their Mining Claims which
they acquired through purchase on 1934 and 1931, respectively. Bureau of
Forestry also opposed claiming that it was part of Forest Reserves under
Proc. 217 on Feb. 1929. Trial court denied the application due to failure to
prove their claim of ownership. CA however, reversed the TC, approving the
application of JDR but subject to the rights of BENGUET and ATOK. B and A
117 PROPERTY - CASE DIGESTS
appealed claiming Superior rights while Republic claims that neither JDC nor
A and B had valid claims because it is not Alienable and Disposable. The CAs
claim is that there were no Conflict of Interest between JDR and A and B, it
enunciated that under the aforesaid ruling, the land is classified as mineral
underneath and agricultural on the surface, subject to separate claims of
title. Such doctrine of CA because as commonly applied, SC said for it is a
well-known principle that the owner of a piece of land has rights not only to
its surface but also to everything underneath and the airspace above it up to
a reasonable height.
Issue: WON the doctrine enunciated by the CA proper?
Held: No. (1) By virtue of the Mining Claim, the land which was originally
classified as forest land ceased to be so and became mineral and
completely mineral once the mining claims were perfected. Benguet and
Atok have exclusive rights to the property in question by virtue of their
respective mining claims which they validly acquired before the Constitution
of 1935 prohibited the alienation of all lands of the public domain except
agricultural lands, subject to vested rights existing at the time of its
adoption.
(2) REGALIAN DOCTRINE which simply reserves to the State all minerals
that may be found in public and even private land devoted to "agricultural,
industrial, commercial, residential or (for) any purpose other than mining."
Thus, if a person is the owner of agricultural land in which minerals are
discovered, his ownership of such land does not give him the right to extract
or utilize the said minerals without the permission of the State to which such
minerals belong. Furthermore, once minerals are discovered in the land,
whatever the use to which it is being devoted at the time, such use may be
discontinued by the State to enable it to extract the minerals therein in the
exercise of its sovereign prerogative. Thus, JDR with his successors-in-
interests could not have validly acquired such lands through prescription
neither could they share simultaneously with the mining companies.
53. RIOSA VS. VERZOSA (26 PHIL 86)
FACTS:
Issue:
1. Whether or not Ernesto was in good faith.
2. Whether or not Sarmiento could exercise both refusal to pay the spouses
and give option to purchase.
Held:
1.Yes. The Court agree that Ernesto and wife were builders in good faith in
view of the peculiar circumstances under which they had constructed the
residential house. As far as they knew, the LAND was owned by Ernesto's
mother-in-law who, having stated they could build on the property, could
reasonably be expected to later on give them the land.
In regards to builders in good faith, Article 448 of the Code provides:
ART. 448.
2. No. The owner of the building erected in good faith on a land owned
by another, is entitled to retain the possession of the land until he is paid the
value of his building, under article 453 (now Article 546).
The owner, of the land upon, the other hand, has the option, under article
361 (now Article 448),either to pay for the building or to sell his land to the
owner of the building.
But he cannot, as respondents here did, refuse both to pay for the building
and to sell the land
and compel the owner of the building to remove it from the land where it is
erected. He is entitled to such remotion only when, after having chosen to
sell his land, the other party fails to pay for the same. We hold, therefore,
that the order of Judge Natividad compelling defendants-petitioners to
remove their buildings from the land belonging to plaintiffs-respondents only
because the latter chose neither to pay for such buildings nor to sell the
land, is null and void, for it amends substantially the judgment sought to be
executed and is, furthermore, offensive to articles 361 (nowArticle 448) and
453 (now Article 546) of the Civil Code.
56. BALUCANAG VS. JUDGE FRANCISCO (GR NO. L-34199)
Facts:
Balucanag bought the land from Mrs. Charvet that was leased by Richard
Stohner for a period of 5 years with the following agreements: 40.00
monthly rental to be paid in advance during the first 10 days of the month,
124 PROPERTY - CASE DIGESTS
and that Stohner may make such improvements to the leased land provided
that he should remove that improvements within a period of 2 months after
the expiration of the agreement otherwise, the lessor may remove the said
buildings/improvements at the expense of the lessee.
During the existence of the lease, Stohner made some fillings and built a
house. Said improvements were valued at 35,000;
When Stohner failed to pay his rents, the counsel of Balucanag wrote a
demand letter that he vacate the premises. Stohner replied thru his counsel
that he was a builder in good faith.
Issue:
WON Stohner is a builder in good faith
Held:
Respondent Stohner cannot be considered a builder in good faith Article
448 of the Civil Code, relied upon by respondent judge, applies only to a
case where one builds on land in the belief that he is the owner thereof and
it does not apply where one's only interest in the land is that of a lessee
under a rental contract. In the case at bar, there is no dispute that the
relation between Balucanag and Stohner is that of lessor and lessee, the
former being the successor in interest of the original owner of the lot.
". . . the principle of possessor in good faith refers only to a party who
occupies or possess property in the belief that he is the owner thereof and
said good faith ends only when he discovers a flaw in his title so as to
reasonably advise or inform him that after all he may not be the legal owner
of said property. It cannot apply to a lessee because as such lessee he
knows that he is not the owner of he leased premises. Neither can he deny
the ownership or title of his lessor. . . . A lessee who introduces
improvements in the leased premises, does so at his own risk in the sense
that he cannot recover their value from the lessor, much less retain the
premises until such reimbursement. . . ."
57. FLOREZA VS. EVANGELISTA (96 SCRA 130)
Plaintiffs Maria de Evangelista and Sergio Evangelista, who are mother and
son, (the EVANGELISTAS, for short) are the owners of a residential lot
The question again calls for a negative answer. It should be noted that
petitioner did not construct his house as a vendee a retro. The house had
already been constructed as far back as 1949 (1945 for the house of light
materials) even before the pacto de retro sale in 1949. Petitioner incurred no
useful expense, therefore, after that sale. The house was already there at
the tolerance of the EVANGELISTAS in consideration of the several loans
extended to them. Since petitioner cannot be classified as a builder in good
faith within the purview of Article 448 of the Civil Code, nor as a vendee a
retro, who made useful improvements during the lifetime of the pacto de
retro, petitioner has no right to reimbursement of the value of the house
which he had erected on the residential lot of the EVANGELISTAS, much less
to retention of the premises until he is reimbursed. The rights of petitioner
are more akin to those of a usufructuary who, under Article 579 of the Civil
Code (Art. 487 of the old- Code), may make on the property useful
improvements but with no right to be indemnified therefor. He may, however,
remove such improvements should it be possible to do so without damage to
the property: For if the improvements made by the usufructuary were
subject to indemnity, we would have a dangerous and unjust situation in
which the usufructuary could dispose of the owner's funds by compelling him
to pay for improvements which perhaps he would not have made.
3. We come now to the issue of rentals. It is clear that from the date
that the redemption price had been paid by the EVANGELISTAS on January
2, 1955, petitioner's right to the use of the residential lot without charge had
ceased. Having retained the property although a redemption had been
128 PROPERTY - CASE DIGESTS
made, he should be held liable for damages in the form of rentals for the
continued use of the subject residential lot 16 at the rate of P10.00 monthly
from January 3, 1955, and not merely from the date of demand on May 4,
1956, as held by the Court of Appeals, until the house was removed and the
property vacated by petitioner or his heirs.
58. FILIPINAS COLLEGES, INC. VS. TIMBANG (GR NO. L-12812)
Facts: This is an appeal taken from an order of the Court of First Instance of
Manila dated May 10, 1957 (a) declaring from the Sheriff's certificate of sale
covering a school building sold at public auction null and void within 15 days
from notice of said order. The successful bidders, defendant-appellants,
spouses Maria Garcia Timbang and Marcelino Timbang shall pay to, appelle,
Maria Gervacio Blas directly or through the Sheriff of Manila, the sum of
Php5,750, that the spouses Timbang had bid for the building at the Sheriff's
sale; (b) that the other appelle Filipinas Colleges, Inc. owner of
34,500/3,285,934 undivided interest in Lot 2-A covered by certificate of title
no. 45970 on which the building sold in auction sale is situated; and (c)
ordering the sale in public auction of the said undivided interest of the
Filipinas Colleges, Inc. in the amount of Php8,200 minus the sum of
Php5,750 mentioned in (a) above. The order appealed from is the result of
three motions filed in court a quo in the course of the execution of a final
judgment of the Court of Appeals rendered in 2 cases appealed to it in which
the spouses Timbang, the Filipinas Colleges, Inc., and Maria Gervacio Blas
were the parties. The spouses Timbang presented their opposition to each
and all of this motion. In assailing the order of the court a quo directing the
appellants to pay the appellee Blas the amount of their bid (Php5,750) made
at the public auction, the appellants' counsel has presented a novel albeit
ingenious, argument. They contend that since the builder in good faith has
failed to pay the price of the land after the owners thereof exercised their
option under Article 448 of the Civil Code, the builder has lost his right and
the appellants as owners of the land became the owners ipso facto.
Issue:
Held/Rationale:
NO, the appellants contention is superfluous. There is nothing in the
language of these two articles 448 & 546, which would justify the conclusion
of the appellants, that, upon the failure of the builder to pay the value of the
land, when such is demanded by the landowner, the latter becomes
automatically the owner of the improvement under Article 445. Although it is
true, it was declared therein that in the event of the failure of the builder to
pay the land after the owner thereof has chosen this alternative, the
builder's right of retention provided in Article 546 is lost, nevertheless there
was nothing said that as a consequence thereof, the builder loses entirely all
rights over his own building. The remedy left to the parties in such
eventuality in which the builder fails to pay the value of the land, though the
Code is silent on this Court, a builder in good may not be required to pay
rentals. He has right to retain the land on which he has built in good faith
until he is reimbursed with the expenses incurred by him. Possibly he might
be made to pay rental only when the owner of the land chooses not to
appropriate the improvements and requires the builder in good faith to pay
for the land but that the builder is unwilling or unable to pay the land, and
they decide to leave things as they are and assume the relation of lessor-
lessee, and should they disagree as to the amount of rental then they could
to the court to fix that amount.
The second contention was without merit. In the instant case, the
Court of Appeals has already adjudged that appellee Blas is entitled to the
payment of the unpaid balance of the purchase price of the school building.
With respect to the order of the court declaring appellee Filipinas Colleges,
Inc., part owner of the land to the extent of the value of its personal
properties sold at public auction in favor of the Timbangs. This Court
130 PROPERTY - CASE DIGESTS
likewise finds the same as justified, for such represents, in effect, a partial
payment of the value of the land. Failure of the Timbang spouses to pay to
the Sheriff or to Maria Gervacio Blas said sum of Php5,750 within 15 days
from notice of the final judgment, an order of execution shall issue in favor
of Maria Gervacio Blas to be levied upon all the properties of the Timbang
spouses not exempt from execution as satisfaction for the said amount.
59. PNB VS. DE JESUS (GR NO. 149295)
Facts: Respondent filed a case in the RTC for recovery of ownership and
possession, with damages over a portion of the land it owns that is being
encroached to an extent of 124 sq.m. by petitioners building. Petitioners,
on the other hand, claimed that when it acquired the said building from a
certain Mayor Ignacio, he was informed that said building encroached a
portion of said land, and to remedy it, such portion was also sold to him and
latter accepted. Such sale did not materialize because said land was
mortgage to DBP without petitioners consent. The RTC promulgated a
decision in favor of respondents and was affirmed by the CA.
Issue:
(1) WON PNB is in good faith as it claims to be?
(2) WON Art. 448 is applicable to this case?
Held:
(1) No, PNB is not in good faith. SC said, petitioner was quite aware, and
indeed advised, prior to its acquisition of the land and building from Ignacio
that a part of the building sold to it stood on the land not covered by the
land conveyed to it. Contrary, GOOD FAITH under Art. 448 one is
considered in good faith if he is not aware that there exists in his title or
mode of acquisition any flaw which invalidates it. Its essence lies in an
honest belief in the validity of one's right, ignorance of a superior claim, and
absence of intention to overreach another.
(2) Not applicable. Article 448, of the Civil Code refers to a piece of land
whose ownership is claimed by two or more parties, one of whom has built
some works (or sown or planted something) and NOT to a case where the
owner of the land is the builder, sower, or planter who then later loses
131 PROPERTY - CASE DIGESTS
ownership of the land by sale or otherwise for, elsewise stated, "where the
true owner himself is the builder of works on his own land, the issue of good
faith or bad faith is entirely irrelevant." In this case, petitioner was not the
one who built the building but rather it was already built by Mayor Ignacio
when it acquired, thus such case does not fall in Art. 448.
60. PARILLA, ET. AL. VS. PILAR (GR NO. 167680)
FACTS:
Petitioners, as dealers of Pilipinas Shell Petroleum Corporation, have been in
possession of a parcel of land in Ilocos Sur, which was leased to it by the
respondent under a 10-year Lease Agreement entered into in 1990. When
the lease contract between Pilipinas Shell and the respondent expired in
2000, petitioners remained in possession of the property on which they built
improvements consisting of a billiard hall and a restaurant, maintained a
sari-saristore and allowed the use of a portion thereof as parking lot. Despite
demands to vacate, petitioners and the other occupants remained in the
property.
Hence, respondent who has been residing in the United States, through his
attorney-in-fact, filed on February 4, 2002 a complaint for ejectment before
the MTC with prayer for the issuance of a writ of preliminary injunction with
damages against petitioners and the other occupants of the property. The
MTC, by its decision on February 3, 2003, ordered the petitioners and their
co-defendants and all persons claiming rights under them to vacate the
property and to pay the respondent the amount of P50,000 as reasonable
compensation for the use of the property and P10,000 as attorneys fees and
to pay cost of suit. It also ordered the respondent to reimburse the
defendants the amount of P2,000,000 representing the value of the
improvements introduced on the property.
The respondent appealed to the RTC part of the MTCs decision which
ordered him to reimburse the petitioners for the value of the improvements.
In setting aside the questioned order, the RTC, applying Article 546 of the
New Civil Code (NCC), held that the petitioners tolerated occupancy could
not be interpreted to mean that they are builders or possessors in good faith
Held:
To better understand the main issue, it is important to note that the
possession of the petitioner is not merely a tolerated possession.
The Court has consistently held that those who occupy the land of another
at the latter's tolerance or permission, without any contract between them,
are necessarily bound by an implied promise that the occupants will vacate
the property upon demand. A summary action for ejectment is the proper
remedy to enforce this implied obligation. The unlawful deprivation or
Held: Art. 457 dictates that alluvium deposits on land belong to the owners
of the adjacent land. However, this does not ipso jure become theirs merely
believing that said land have become imprescriptible. The land of the
Grandes only specifies a specific portion, of which the alluvial deposits are
not included, and are thus, subject to acquisition by prescription.
Since the Calalungs proved that they have been in possession of the
land since 1934 via two credible witnesses, as opposed to the Grandes
single witness who claims that the Calalungs only entered the land in 1948,
the Calalungs have been held to have acquired the land created by the
alluvial deposits by prescription. This is because the possession took place in
1934, when the law to be followed was Act 190, and not the New Civil Code,
which only took effect in 1950.
66. REPUBLIC VS. COURT OF APPEALS, ET. AL. (GR NO. 61647)
Facts: Respondents Tancincos claim as Riparian owners sought for the
registration of lots 2 & 3 as accretions to their adjacent lands (fishponds)
found near the Meycauayan River. Both the RTC and the CA had the same
findings and approved the applications of said respondents. On the other
hand, petitioner Republic claims that there was no accretion to speak of
under Art. 457 but rather it was artificial and man-made due to respondents
transfer of dikes near the river bed thus falling short of the requirement of
Art. 457 that accretion should be natural.
Issue: WON there was accretion under Art. 457?
Held: NO accretion. For Art. 457 to apply, it requires the concurrence of
three requisites before an accretion covered by this particular provision is
said to have taken place: (1) that the deposit be gradual and imperceptible;
145 PROPERTY - CASE DIGESTS
(2) that it be made through the effects of the current of the water; and (3)
that the land where accretion takes place is adjacent to the banks of rivers.
The SC claimed that there is no evidence whatsoever to prove that the
addition to the said property was made gradually through the effects of the
current of the Meycauayan and Bocaue rivers. SC also refuted the claim of
the lone witness of the respondents that if the accretion of 4 hectares took
place on 1939 and she testified on same year, then the accretion could have
been SUDDEN which was impossible. Furthermore, what the SC gave more
credence is that there was evidence that the alluvial deposits were MAN-
MADE and ARTIFICIAL, it claimed, the alleged alluvial deposits came into
being not because of the sole effect of the current of the rivers but as a
result of the transfer of the dike towards the river and encroaching upon it.
SC simply states that what transpired in this case is not accretion but rather
an encroachment of a portion of the river by reclamation. In this light, the
Riparian owner CANNOT CLAIM the additions to his lands caused by SPECIAL
WORKS EXPRESSLY INTENDED OR DESIGNED TO BRING ABOUT
ACCRETION.
67. DIONESIA BAGAIPO VS. COURT OF APPEALS (GR NO. 116290)
FACTS:
Petitioner Bagaipo is the registered owner of Lot No. 415, a 146,900 square
meter agricultural land situated in Ma-a, Davao City under TCT No. T-15757
and bounded on the southeast by the Davao River. Private respondent
Lozano, on the other hand, is the owner of a registered parcel of land
located across and opposite the southeast portion of the petitioners lot
facing the Davao River. Lozano acquired and occupied her property in 1962
when his wife inherited the land from her father who died that year.
On May 26, 1989, Bagaipo filed a complaint for Recovery of Possession with
Mandatory Writ of Preliminary Injunction and Damages against Lozano for:
(1) the surrender of possession by Lozano of a certain portion of land
measuring 29,162 square meters which is supposedly included in the area
belonging to Bagaipo under TCT No. T-15757; and (2) the recovery of a land
area measuring 37,901 square meters which Bagaipo allegedly lost when the
Davao River traversed her property. Bagaipo contended that as a result of a
146 PROPERTY - CASE DIGESTS
change in course of the said river, her property became divided into three
lots, namely: Lots 415-A, 415-B and 415-C.
Bagaipo then commissioned a resurvey of Lot 415 and presented before the
trial court a survey plan prepared by Geodetic Engineer Magno. The survey
plan allegedly showed that: a) the area presently occupied by Bagaipo,
identified as Lot 415-A, now had an area of only 79,843 square meters; b)
Lot 415-B, with an area measuring 37,901 square meters, which cut across
Bagaipo's land was taken up by the new course of the Davao River; and c)
an area of 29,162 square meters designated as Lot 415-C was illegally
occupied by respondent Lozano. The combined area of the lots described in
the survey plan tallied with the technical description of Bagaipo's land under
TCT No. T-15757; thus, it was concluded that the land presently located
across the river and parallel to Bagaipo's property still belonged to the latter
and not to Lozano, who planted some 350 fruit-bearing trees on Lot 415-C
and the old abandoned river bed.
For his part, Lozano insisted that the land claimed by Bagaipo is actually an
accretion to their titled property. He asserted that the Davao River did not
change its course and that the reduction in Bagaipo's domain was caused by
gradual erosion due to the current of the Davao River. Lozano added that it
is also because of the river's natural action that silt slowly deposited and
added to his land over a long period of time. He further averred that this
accretion continues up to the present and that registration proceedings
instituted by him over the alluvial formation could not be concluded precisely
because it continued to increase in size.
On April 5, 1991, the trial court conducted an ocular inspection and,
thereafter, dismissed the complaint holding that the applicable law in the
case is Article 457 and that the reduction in the land area of the petitioner
was caused by erosion and not by change in course of the Davao River. This
decision was subsequently confirmed by the CA.
ISSUE(S):
Whether or not private respondent owned Lot 415-C in accordance with the
principle of accretion under Article 457.
Issues:
Whether or not Baes is the owners of the lot, because of article 461?
Whether or not the owner, Baes, is entitled to compensation?
Held:
The dispute relates to Lot 1-B which the petitioners, relying on Article461
of the Civil Code, are claiming as their own.
Article 461 of the Civil Code states:
River beds which are abandoned through the natural change in the course of
the waters ipso facto belong to the owners whose lands are occupied by the
new course in proportion to the area lost. However, the owners of the land
adjoining the old bed shall have the right to acquire the same by paying the
value thereof, which value shall not exceed the value of the area occupied by
the new bed.
A portion of the Tripa de Gallina creek was diverted to a man-made canal
which totallyoccupied Lot 2958-B (with an area of 3,588 sq.m.) belonging to
Felix Baes. Thus, the petitioners claim that they became the owners of the
ISSUE:
1) Whether or not ownership was transferred to Gallar?
2) Whether or not the action has already prescribed?
RULING:
1) YES, ownership has been transferred to Gallar. The right of
repurchase may be exercised only by the vendor in whom the right is
recognized by contract or by any person to whom the right may have been
transferred. Graciana Husain must, therefore, be deemed to have acquired
the land in her own right, subject only to Teodoro Husain's right of
redemption. As the new owner she had a perfect right to dispose of the land
as she in fact did when she exchanged it for a cattle with Gallar.
Issue:
Whether or not petitioners filed the right action
Ruling:
No, Petitioners filed the wrong action. This is obviously a boundary dispute
and as such the action must fail.
Art. 476. Whenever there is a cloud on title to real property or any interest
therein, by reason of any instrument, record, claim, encumbrance or
proceeding which is apparently valid or effective but is, in truth and in fact,
invalid, ineffective, voidable, or unenforceable, and may be prejudicial to
said title, an action may be brought to remove such cloud or to quiet the
title.
An action may also be brought to prevent a cloud from being cast upon a
title to real property or any interest therein.
ISSUE(S):
1. Whether or not the respondents cause of action is imprescriptible.
2. If the action is indeed imprescriptible, whether or not the principle of
laches apply.
RULING:
165 PROPERTY - CASE DIGESTS
The Court held that the RTC and the CA that were correct in ruling that the
Extra-Judicial Partition of Real Estate with Deed of Absolute Sale is valid and
binding only as to the heirs who participated in the execution thereof, hence,
the heirs of Emiliano, Simeon and Roberta Aying, who undisputedly did not
participate therein, cannot be bound by said document.
The Court emphasized the facts shown on record show that petitioner
acquired the entire parcel of land with the mistaken belief that all the heirs
have executed the subject document. Thus, it was correct for the trial court
to apply Article 1456 of the Civil Code, which states that If property is
acquired through mistake or fraud, the person obtaining it is, by force of law,
considered a trustee of an implied trust for the benefit of the person from
whom the property comes.
The concept of constructive trusts was discussed in Philippine National Bank
v. Court of Appeals, to wit: xxx On the other hand, constructive trusts are
created by the construction of equity in order to satisfy the demands of
justice and prevent unjust enrichment. They arise contrary to intention
against one who, by fraud, duress or abuse of confidence, obtains or holds
the legal right to property which he ought not, in equity and good
conscience, to hold.
Based on such concept of constructive trusts, the Court ruled in said case
that: The rule that a trustee cannot acquire by prescription ownership over
property entrusted to him until and unless he repudiates the trust, applies to
express trusts and resulting implied trusts. However, in constructive implied
trusts, prescription may supervene even if the trustee does not repudiate the
relationship. Necessarily, repudiation of said trust is not a condition
precedent to the running of the prescriptive period.
In Amerol v. Bagumbaran, the Court held that as to the prescriptive period
within which to bring an action for reconveyance of property based on
implied or constructive trust, Article 1144 of the Civil Code is applicable, to
wit: The following actions must be brought within ten years from the time
the right of action accrues - (1) Upon a written contract; (2) Upon an
obligation created by law; (3) Upon a judgment.