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Philippine Suprem e Court Jurisprudence > Year 2014 > February 2014 Decisions > G.R. No. 182128,
February 19, 2014 - PHILIPPINE NATIO NAL BANK, Petitioner, v. TERESITA TAN DEE, ANTIPO LO
PRO PERTIES, INC., (NO W PRIME EAST PRO PERTIES, INC.) AND AFP–RSBS, INC., Respondents.:

Search G.R. No. 182128, February 19, 2014 - PHILIPPINE NATIONAL BANK, Petitioner, v. TERESITA TAN
DEE, ANTIPOLO PROPERTIES, INC ., (NOW PRIME EAST PROPERTIES, INC .) AND AFP–RSBS, INC .,
Respondents.

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FIRST DIVISION
G.R. No. 182128, February 19, 2014
PHILIPPINE NATIONAL BANK, Petitioner, v. TERESITA TAN DEE, ANTIPOLO PROPERTIES,
INC., (NOW PRIME EAST PROPERTIES, INC.) AND AFP–RSBS, INC., Respondents.
DECISION
REYES, J.:

This is a Petition for Review1 under Rule 45 of the Rules of C ourt, assailing the Decision2 dated
August 13, 2007 and Resolution3 dated March 13, 2008 rendered by the C ourt of Appeals (C A) in
C A–G.R. SP No. 86033, which affirmed the Decision4 dated August 4, 2004 of the Office of the
President (OP) in O.P. C ase No. 04–D–182 (HLURB C ase No. REM–A–030724–0186).
Facts of the Case
Some time in July 1994, respondent Teresita Tan Dee (Dee) bought from respondent Prime East
Properties Inc.5 (PEPI) on an installment basis a residential lot located in Binangonan, Rizal, with an
area of 204 square meters 6 and covered by Transfer C ertificate of Title (TC T) No. 619608.
Subsequently, PEPI assigned its rights over a 213,093–sq m property on August 1996 to respondent
Armed Forces of the Philippines–Retirement and Separation Benefits System, Inc. (AFP–RSBS), which
included the property purchased by Dee.
DebtKollect Company, Inc.
Thereafter, or on September 10, 1996, PEPI obtained a P205,000,000.00 loan from petitioner
Philippine National Bank (petitioner), secured by a mortgage over several properties, including Dee’s
property. The mortgage was cleared by the Housing and Land Use Regulatory Board (HLURB) on
September 18, 1996.7 cr al aw r ed

After Dee’s full payment of the purchase price, a deed of sale was executed by respondents PEPI and
AFP–RSBS on July 1998 in Dee’s favor. C onsequently, Dee sought from the petitioner the delivery of
the owner’s duplicate title over the property, to no avail. Thus, she filed with the HLURB a complaint
for specific performance to compel delivery of TC T No. 619608 by the petitioner, PEPI and AFP–
RSBS, among others. In its Decision8 dated May 21, 2003, the HLURB ruled in favor of Dee and
disposed as follows:chanRobl esvi r t ual Law l i br ar y

WHEREFORE, premises considered, judgment is hereby rendered as follows: chanr obl esvi r t ual l aw l i br ar y

1. Directing [the petitioner] to cancel/release the mortgage on Lot 12, Block 21–A,
Village East Executive Homes covered by Transfer C ertificate of Title No. –
619608– (TC T No. –619608–), and accordingly, surrender/release the title
thereof to [Dee];
ChanRobles Intellectual Property 2. Immediately upon receipt by [Dee] of the owner’s duplicate of Transfer
Division C ertificate of Title No. –619608– (TC T No. –619608–), respondents PEPI and
AFP–RSBS are hereby ordered to deliver the title of the subject lot in the name
of [Dee] free from all liens and encumbrances;
3. Directing respondents PEPI and AFP–RSBS to pay [the petitioner] the
redemption value of Lot 12, Block 21–A, Village East Executive Homes covered
by Transfer C ertificate of Title No. –619608– (TC T No. –619608–) as agreed
upon by them in their Real Estate Mortgage within six (6) months from the time
the owner’s duplicate of Transfer C ertificate of Title No. –619608– (TC T No. –
619608–) is actually surrendered and released by [the petitioner] to [Dee];
4. In the alternative, in case of legal and physical impossibility on the part of [PEPI,
AFP–RSBS, and the petitioner] to comply and perform their respective
obligation/s, as above–mentioned, respondents PEPI and AFP–RSBS are hereby
ordered to jointly and severally pay to [Dee] the amount of FIVE HUNDRED
TWENTY THOUSAND PESOS ([P]520,000.00) plus twelve percent (12%)
interest to be computed from the filing of complaint on April 24, 2002 until fully
paid; and
5. Ordering [PEPI, AFP–RSBS, and the petitioner] to pay jointly and severally

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February-2014 Jurisprudence
G.R. No. 193462, February 04, 2014 - DENNIS A .B.
FUNA , Petitioner, v. MA NILA ECONOMIC A ND
CULTURA L OFFICE A ND THE COMMISSION ON A UDIT,
Respondents.
G.R. No. 174564, February 12, 2014 - A TTY.
EMMA NUEL D. A GUSTIN, JOSEPHINE SOLA NO,
A DELA IDA FERNA NDEZ, A LEJA NDRO YUA N, JOCELYN
LA VA RES, MA RY JA NE OLA SO, MELA NIE BRIONES,
ROWENA PA TRON, MA . LUISA CRUZ, SUSA N TA PA LES,
RUSTY BA UTISTA , A ND JA NET YUA N, Petitioners, v.
A LEJA NDRO CRUZ–HERRERA , Respondent.
G.R. No. 189833, February 05, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. JA VIER MORILLA
Y A VELLA NO, A ccused–A ppellant.
G.R. No. 194105, February 05, 2014 -
COMMISSIONER OF INTERNA L REVENUE, Petitioner, v.
TEA M SUA L CORPORA TION (FORMERLY MIRA NT SUA L
CORPORA TION), Respondent.
A .M. No. P–11–2903 [Formerly A .M. OCA IPI No. 09–
2181–MTJ], February 05, 2014 - A NGELITO R.
MA RQUEZ, EDUA RDO R. MA RQUEZ, CRISTINA M.
OCA MPO, CA RMEN MA RQUEZ–ROSA S, HEIRS OF
ERNESTO MA RQUEZ, RENA TO R. MA RQUEZ, A LFREDO
R. MA RQUEZ, FRED EVA NGELISTA , JOSE MA CA LINO,
SA NTIA GO MA RQUEZ, SPOUSES FREDDIE A ND
JOCELYN FA CUNLA , SPOUSES RODRIGO A ND
VIRGINIA MA ZON, SPOUSES A LFONSO A ND LEONILA
CA SCO, SPOUSES BENJA MIN A ND PRISCILLA
BUENA VIDES, EDUA RDO FA CUNLA , A ND A LICIA A .
VILLA NUEVA , Complainants, v. JUDGE VENA NCIO M.
OVEJERA IN HIS CA PA CITY A S PRESIDING JUDGE OF
MUNICIPA L TRIA L COURT OF PA NIQUI, TA RLA C, A ND
SHERIFF IV LOURDES E. COLLA DO, REGIONA L TRIA L
COURT, BRA NCH 67, PA NIQUI, TA RLA C, Respondents.
G.R. No. 189248, February 05, 2014 - TEODORO S.
TEODORO (DECEA SED), SUBSTITUTED BY HIS
HEIRS/SONS NELSON TEODORO A ND ROLA NDO
TEODORO, Petitioners, v. DA NILO ESPINO, ROSA RIO
SA NTIA GO, JULIA NA CA STILLO, PA ULINA LITA O,
RA QUEL RODRIGUEZ, RUFINA DELA CRUZ, A ND
LEONILA CRUZ, Respondents.
G.R. No. 195525, February 05, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. WILFREDO
GUNDA A LIA S FRED, A ccused–A ppellant.
G.R. No. 173386, February 11, 2014 - DEPA RTMENT
OF A GRA RIA N REFORM, NOW REPRESENTED BY OIC–
SEC. NA SSER PA NGA NDA MA N, Petitioner, v.
TRINIDA D VA LLEY REA LTY & DEVELOPMENT
CORPORA TION, FRA NNIE GREENMEA DOWS
[Dee] the following sums:
a) The amount of TWENTY FIVE THOUSAND PESOS ([P]25,000.00) as
attorney’s fees;
b) The cost of litigation[;] and
c) An administrative fine of TEN THOUSAND PESOS ([P]10,000.00) payable
to this Office fifteen (15) days upon receipt of this decision, for violation of
Section 18 in relation to Section 38 of PD 957.
SO ORDERED.9 ChanRobl esVi r t ual aw l i br ar y
The HLURB decision was affirmed by its Board of C ommissioners per Decision dated March 15, 2004,
with modification as to the rate of interest.10
On appeal, the Board of C ommissioners’ decision was affirmed by the OP in its Decision dated August
4, 2004, with modification as to the monetary award.11 cr al aw r ed
Hence, the petitioner filed a petition for review with the C A, which, in turn, issued the assailed
Decision dated August 13, 2007, affirming the OP decision. The dispositive portion of the decision
reads:chanRobl esvi r t ual Law l i br ar y
WHEREFORE, in view of the foregoing, the petition is DENIED. The Decision dated
August 4, 2004 rendered by the Office of the President in O. P. C ase No. 04–D–182
(HLURB C ase No. REM–A–030724–0186) is hereby AFFIRMED. chanr obl esvi r t ual aw l i br ar y
SO ORDERED. 12 ChanRobl esVi r t ual aw l i br ar y
Its motion for reconsideration having been denied by the C A in the Resolution dated March 13, 2008,
the petitioner filed the present petition for review on the following grounds: chanRobl esvi r t ual Law l i br ar y
I. THE HONORABLE C OURT OF APPEALS ERRED IN ORDERING OUTRIGHT RELEASE
OF TC T NO. 619608 DESPITE PNB’S DULY REGISTERED AND HLURB[–]
APPROVED MORTGAGE ON TC T NO. 619608.
II. THE HONORABLE C OURT OF APPEALS ERRED IN ORDERING C ANC ELLATION OF
MORTGAGE/RELEASE OF TITLE IN FAVOR OF RESPONDENT DEE DESPITE THE
LAC K OF PAYMENT OR SETTLEMENT BY THE MORTGAGOR (API/PEPI and AFP–
RSBS) OF ITS EXISTING LOAN OBLIGATION TO PNB, OR THE PRIOR EXERC ISE
OF RIGHT OF REDEMPTION BY THE MORTGAGOR AS MANDATED BY SEC TION 25
OF PD 957 OR DIREC T PAYMENT MADE BY RESPONDENT DEE TO PNB
PURSUANT TO THE DEED OF UNDERTAKING WHIC H WOULD WARRANT RELEASE
OF THE SAME.13
The petitioner claims that it has a valid mortgage over Dee’s property, which was part of the property
mortgaged by PEPI to it to secure its loan obligation, and that Dee and PEPI are bound by such
mortgage. The petitioner also argues that it is not privy to the transactions between the subdivision
project buyers and PEPI, and has no obligation to perform any of their respective undertakings under
their contract.14
The petitioner also maintains that Presidential Decree (P.D.) No. 957 15 cannot nullify the subsisting
agreement between it and PEPI, and that the petitioner’s rights over the mortgaged properties are
protected by Act 313516 . If at all, the petitioner can be compelled to release or cancel the mortgage
only after the provisions of P.D. No. 957 on redemption of the mortgage by the owner/developer
(Section 25) are complied with. The petitioner also objects to the denomination by the C A of the
provisions in the Affidavit of Undertaking as stipulations pour autrui,17 arguing that the release of the
title was conditioned on Dee’s direct payment to it.18
Respondent AFP–RSBS, meanwhile, contends that it cannot be compelled to pay or settle the
obligation under the mortgage contract between PEPI and the petitioner as it is merely an investor in
the subdivision project and is not privy to the mortgage.19
Respondent PEPI, on the other hand, claims that the title over the subject property is one of the
properties due for release by the petitioner as it has already been the subject of a Memorandum of
Agreement and dacion en pago entered into between them.20 The agreement was reached after PEPI
filed a petition for rehabilitation, and contained the stipulation that the petitioner agreed to release
the mortgage lien on fully paid mortgaged properties upon the issuance of the certificates of title over
the dacioned properties.21
For her part, respondent Dee adopts the arguments of the C A in support of her prayer for the denial
of the petition for review.22
Ruling of the Court
The petition must be DENIED.
The petitioner is correct in arguing that it is not obliged to perform any of the undertaking of
respondent PEPI and AFP–RSBS in its transactions with Dee because it is not a privy thereto. The
basic principle of relativity of contracts is that contracts can only bind the parties who entered into
it,23 and cannot favor or prejudice a third person, even if he is aware of such contract and has acted
with knowledge thereof. 24 “Where there is no privity of contract, there is likewise no obligation or
liability to speak about.”25 cr al aw r ed
The petitioner, however, is not being tasked to undertake the obligations of PEPI and AFP–RSBS. In
this case, there are two phases involved in the transactions between respondents PEPI and Dee – the
first phase is the contract to sell, which eventually became the second phase, the absolute sale, after
Dee’s full payment of the purchase price. In a contract of sale, the parties’ obligations are plain and
simple. The law obliges the vendor to transfer the ownership of and to deliver the thing that is the
object of sale.26 On the other hand, the principal obligation of a vendee is to pay the full purchase
price at the agreed time.27 Based on the final contract of sale between them, the obligation of PEPI,
as owners and vendors of Lot 12, Block 21–A, Village East Executive Homes, is to transfer the
ownership of and to deliver Lot 12, Block 21–A to Dee, who, in turn, shall pay, and has in fact paid,
the full purchase price of the property. There is nothing in the decision of the HLURB, as affirmed by
the OP and the C A, which shows that the petitioner is being ordered to assume the obligation of any
of the respondents. There is also nothing in the HLURB decision, which validates the petitioner’s claim
that the mortgage has been nullified. The order of cancellation/release of the mortgage is simply a
consequence of Dee’s full payment of the purchase price, as mandated by Section 25 of P.D. No.
957, to wit: chanRobl esvi r t ual Law l i br ar y
Sec. 25. Issuance of Title. The owner or developer shall deliver the title of the lot or
unit to the buyer upon full payment of the lot or unit. No fee, except those required for
the registration of the deed of sale in the Registry of Deeds, shall be collected for the
issuance of such title. In the event a mortgage over the lot or unit is outstanding at the
time of the issuance of the title to the buyer, the owner or developer shall redeem the
mortgage or the corresponding portion thereof within six months from such issuance in
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CORPORA TION, FRA NNIE GREENMEA DOWS
PA STURES, INC., ISA BEL GREENLA ND A GRI–BA SED
RESOURCES, INC., ISA BEL GREENMEA DOWS QUA LITY
PRODUCTS, INC., ERNESTO BA RICUA TRO,CLA UDIO
VILLO A ND EFREN NUEVO, Respondents.; G.R. No.
174162 - GRA CE B. FUA , IN HER CA PA CITY A S THE
PROVINCIA L A GRA RIA N REFORM OFFICER OF
NEGROS ORIENTA L, JOSELIDO S. DA YOHA , JESUS S.
DA YOHA A ND RODRIGO S. LICA NDA , Petitioners, v.
TRINIDA D VA LLEY REA LTY A ND DEVELOPMENT
CORPORA TION, FRA NNIE GREENMEA DOWS
PA STURES, INC., ISA BEL GREENLA ND A GRI–BA SED
RESOURCES, INC., ISA BEL EVERGREEN PLA NTA TIONS
INC., MICHELLE FA RMS, INC. ISA BEL GREENMEA DOWS
QUA LITY PRODUCTS, INC., ERNESTO BA RICU A TRO,
CLA UDIO VILLO A ND EFREN NUEVO, Respondents.;
G.R. No. 183191 - TRINIDA D VA LLEY REA LTY &
DEVELOPMENT CORPORA TION, FRA NNIE
GREENMEA DOWS PA STURES, INC., ISA BEL
GREENLA ND A GRI–BA SED RESOURCES, INC., ISA BEL
GREENMEA DOWS QUA LITY PRODUCTS, INC., ERNESTO
BA RICUA TRO, CLA UDIO VILLO A ND EFREN NUEVO,
Petitioners, v. THE REPUBLIC OF THE PHILIPPINES
A ND THE LA ND REGISTRA TION A UTHORITY,
Respondents.
G.R. No. 205956, February 12, 2014 - P/SUPT.
HA NSEL M. MA RA NTA N, Petitioner, v. A TTY. JOSE
MA NUEL DIOKNO A ND MONIQUE CU–UNJIENG LA ’O,
Respondents.
G.R. No. 179597, February 03, 2014 - IGLESIA
FILIPINA INDEPENDIENTE, Petitioner, v. HEIRS OF
BERNA RDINO TA EZA , Respondents.
G.R. No. 171590, February 12, 2014 - BIGNA Y EX–IM
PHILIPPINES, INC., Petitioner, v. UNION BA NK OF THE
PHILIPPINES,Respondent.; G.R. No. 171598 - UNION
BA NK OF THE PHILIPPINES, Petitioner, v. BIGNA Y EX–
IM PHILIPPINES, INC., Respondent.
G.R. No. 200915, February 12, 2014 - PEOPLE OF THE
PHILIPPINES, A ppellee, v. MERLITA PA LOMA RES Y
COSTUNA , A ppellant.
G.R. No. 184360 & 184361, February 19, 2014 -
SILICON PHILIPPINES, INC., (FORMERLY INTEL
PHILIPPINES MA NUFA CTURING, INC.), Petitioner, v.
COMMISSIONER OF INTERNA L REVENUE, Respondent.;
G.R. No. 184384 - COMMISSIONER OF INTERNA L
REVENUE, PETITIONER, VS, SILICON PHILIPPINES,
INC., (FORMERLY INTEL PHILIPPINES
MA NUFA CTURING, INC.), Respondent.
G.R. No. 190621, February 10, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. GLENN SA LVA DOR
Y BA LVERDE, A ND DORY A NN PA RCON Y DEL
ROSA RIO, A CCUSED, GLENN SA LVA DOR Y BA LVERDE,
A ccused–A ppellant.
G.R. No. 200575, February 05, 2014 - INTEL
TECHNOLOGY PHILIPPINES, INC., Petitioner, v.
NA TIONA L LA BOR RELA TIONS COMMISSION A ND
JEREMIA S CA BILES, Respondents.
G.R. No. 185145, February 05, 2014 - SPOUSES
VICENTE A FULUGENCIA A ND LETICIA A FULUGENCIA ,
Petitioners, v. METROPOLITA N BA NK & TRUST CO. A ND
EMMA NUEL L. ORTEGA , CLERK OF COURT, REGIONA L
TRIA L COURT A ND EX–OFFICIO SHERIFF, PROVINCE
OF BULA CA N, Respondents.
G.R. No. 201298, February 05, 2014 - RA UL C.
COSA RE, Petitioner, v. BROA DCOM A SIA , INC. A ND
DA NTE A REVA LO, Respondents.
G.R. No. 184318, February 12, 2014 - A NTONIO E.
UNICA , Petitioner, v. A NSCOR SWIRE SHIP
MA NA GEMENT CORPORA TION, Respondent.
G.R. No. 189538, February 10, 2014 - REPUBLIC OF
THE PHILIPPINES, Petitioner, v. MERLINDA L.
OLA YBA R, Respondent.
G.R. No. 197307, February 26, 2014 - FLOR
GUPILA N–A GUILA R A ND HONORE R. HERNA NDEZ,
Petitioners, v. OFFICE OF THE OMBUDSMA N,
REPRESENTED BY HON. SIMEON V. MA RCELO; A ND
PNP–CIDG, REPRESENTED BY DIR. EDUA RDO
MA TILLA NO, Respondents.
G.R. No. 209185, February 25, 2014 - MA RC
DOUGLA S IV C. CA GA S, Petitioner, v. COMMISSION ON
ELECTIONS, REPRESENTED BY ITS CHA IRMA N, A TTY.
SIXTO BRILLA NTES, JR., A ND THE PROVINCIA L
ELECTION OFFICER OF DA VA O DEL SUR,
REPRESENTED BY A TTY. MA . FEBES BA RLA A N,
Respondents.
G.R. No. 204429, February 18, 2014 - SMA RT
COMMUNICA TIONS, INC., Petitioner, v. MUNICIPA LITY
OF MA LVA R, BA TA NGA S, Respondent.
G.R. No. 203947, February 26, 2014 - RUFA A .
RUBIO, BA RTOLOME BA NTOTO, LEON A LA GA DMO,
RODRIGO DELICTA , A ND A DRIA NO A LA BA TA ,
Petitioners, v. LOURDES A LA BA TA , Respondent.
A .M. No. CA –14–28–P [Formerly OCA IPI No. 13–
208–CA –P], February 11, 2014 - A NA CLETO O.
VILLA HERMOSA , SR. A ND JULETO D. VILLA HERMOSA ,
Complainants, v. VICTOR M. SA RCIA , EXECUTIVE
A SSISTA NT IV A ND EFREN R. RIVA MONTE, UTILITY
WORKER, BOTH FROM THE COURT OF A PPEA LS,
MA NILA , Respondents.
G.R. NO. 185838, February 10, 2014 - RICA RDO V.
order that the title over any fully paid lot or unit may be secured and delivered to the
buyer in accordance herewith.
It must be stressed that the mortgage contract between PEPI and the petitioner is merely an
accessory contract to the principal three–year loan takeout from the petitioner by PEPI for its
expansion project. It need not be belaboured that “[a] mortgage is an accessory undertaking to
secure the fulfillment of a principal obligation,” 28 and it does not affect the ownership of the property
as it is nothing more than a lien thereon serving as security for a debt.29
Note that at the time PEPI mortgaged the property to the petitioner, the prevailing contract between
respondents PEPI and Dee was still the C ontract to Sell, as Dee was yet to fully pay the purchase
price of the property. On this point, PEPI was acting fully well within its right when it mortgaged the
property to the petitioner, for in a contract to sell, ownership is retained by the seller and is not to
pass until full payment of the purchase price.30 In other words, at the time of the mortgage, PEPI
was still the owner of the property. Thus, in China Banking Corporation v. Spouses Lozada,31 the
C ourt affirmed the right of the owner/developer to mortgage the property subject of development, to
wit: “[P.D.] No. 957 cannot totally prevent the owner or developer from mortgaging the subdivision
lot or condominium unit when the title thereto still resides in the owner or developer awaiting the full
payment of the purchase price by the installment buyer.” 32 Moreover, the mortgage bore the
clearance of the HLURB, in compliance with Section 18 of P.D. No. 957, which provides that “[n]o
mortgage on any unit or lot shall be made by the owner or developer without prior written approval
of the [HLURB].”
Nevertheless, despite the apparent validity of the mortgage between the petitioner and PEPI, the
former is still bound to respect the transactions between respondents PEPI and Dee. The petitioner
was well aware that the properties mortgaged by PEPI were also the subject of existing contracts to
sell with other buyers. While it may be that the petitioner is protected by Act No. 3135, as amended,
it cannot claim any superior right as against the installment buyers. This is because the contract
between the respondents is protected by P.D. No. 957, a social justice measure enacted primarily to
protect innocent lot buyers.33 Thus, in Luzon Development Bank v. Enriquez,34 the C ourt reiterated
the rule that a bank dealing with a property that is already subject of a contract to sell and is
protected by the provisions of P.D. No. 957, is bound by the contract to sell.35
However, the transferee BANK is bound by the C ontract to Sell and has to respect
Enriquez’s rights thereunder. This is because the Contract to Sell, involving a
subdivision lot, is covered and protected by PD 957. x x x.
xxx
x x x Under these circumstances, the BANK knew or should have known of the
possibility and risk that the assigned properties were already covered by existing
contracts to sell in favor of subdivision lot buyers. As observed by the C ourt in another
case involving a bank regarding a subdivision lot that was already subject of a contract
to sell with a third party:
chanRobl esvi r t ual Law l i br ar y
“[The Bank] should have considered that it was dealing with a property
subject of a real estate development project. A reasonable person,
particularly a financial institution x x x, should have been aware that, to
finance the project, funds other than those obtained from the loan could
have been used to serve the purpose, albeit partially. Hence, there was a
need to verify whether any part of the property was already intended to
be the subject of any other contract involving buyers or potential buyers.
In granting the loan, [the Bank] should not have been content merely
with a clean title, considering the presence of circumstances indicating
the need for a thorough investigation of the existence of buyers x x x.
Wanting in care and prudence, the [Bank] cannot be deemed to be an
innocent mortgagee. x x x”36 (C itation omitted) chanr obl esvi r t ual aw l i br ar y
More so in this case where the contract to sell has already ripened into a contract of
absolute sale.
Moreover, PEPI brought to the attention of the C ourt the subsequent execution of a Memorandum of
Agreement dated November 22, 2006 by PEPI and the petitioner. Said agreement was executed
pursuant to an Order dated February 23, 2004 by the Regional Trial C ourt (RTC ) of Makati C ity,
Branch 142, in SP No. 02–1219, a petition for Rehabilitation under the Interim Rules of Procedure on
C orporate Rehabilitation filed by PEPI. The RTC order approved PEPI’s modified Rehabilitation Plan,
which included the settlement of the latter’s unpaid obligations to its creditors by way of dacion of
real properties. In said order, the RTC also incorporated certain measures that were not included in
PEPI’s plan, one of which is that “[t]itles to the lots which have been fully paid shall be released to the
purchasers within 90 days after the dacion to the secured creditors has been completed.” 37
C onsequently, the agreement stipulated that as partial settlement of PEPI’s obligation with the
petitioner, the former absolutely and irrevocably conveys by way of “ dacion en pago” the properties
listed therein,38 which included the lot purchased by Dee. The petitioner also committed to –
[R]elease its mortgage lien on fully paid Mortgaged Properties upon issuance of the
certificates of title over the Dacioned Properties in the name of the [petitioner]. The
request for release of a Mortgaged Property shall be accompanied with: (i) proof of full
payment by the buyer, together with a certificate of full payment issued by the
Borrower x x x. The [petitioner] hereby undertakes to cause the transfer of the
certificates of title over the Dacioned Properties and the release of the Mortgaged
Properties with reasonable dispatch.39 ChanRobl esVi r t ual aw l i br ar y
Dacion en pago or dation in payment is the delivery and transmission of ownership of a thing by the
debtor to the creditor as an accepted equivalent of the performance of the obligation.40 It is a mode
of extinguishing an existing obligation41 and partakes the nature of sale as the creditor is really
buying the thing or property of the debtor, the payment for which is to be charged against the
debtor’s debt.42 Dation in payment extinguishes the obligation to the extent of the value of the thing
delivered, either as agreed upon by the parties or as may be proved, unless the parties by
agreement – express or implied, or by their silence – consider the thing as equivalent to the
obligation, in which case the obligation is totally extinguished.43
There is nothing on record showing that the Memorandum of Agreement has been nullified or is the
subject of pending litigation; hence, it carries with it the presumption of validity. 44 C onsequently, the
execution of the dation in payment effectively extinguished respondent PEPI’s loan obligation to the
petitioner insofar as it covers the value of the property purchased by Dee. This negates the
petitioner’s claim that PEPI must first redeem the property before it can cancel or release the
mortgage. As it now stands, the petitioner already stepped into the shoes of PEPI and there is no
more reason for the petitioner to refuse the cancellation or release of the mortgage, for, as stated by
the C ourt in Luzon Development Bank, in accepting the assigned properties as payment of the
obligation, “[the bank] has assumed the risk that some of the assigned properties are covered by
contracts to sell which must be honored under PD 957.” 45 Whatever claims the petitioner has against
PEPI and AFP–RSBS, monetary or otherwise, should not prejudice the rights and interests of Dee
over the property, which she has already fully paid for.
As between these small lot buyers and the gigantic financial institutions which the
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 G.R. NO. 185838, February 10, 2014 - RICA RDO V. As between these small lot buyers and the gigantic financial institutions which the
QUINTOS, Petitioner, v. DEPA RTMENT OF A GRA RIA N developers deal with, it is obvious that the law—as an instrument of social justice—must
REFORM A DJUDICA TION BOA RD A ND KA NLURA NG favor the weak.46 (Emphasis omitted) chanr obl esvi r t ual aw l i br ar y

MINDORO FA RMER’S COOPERA TIVE, INC.,

Respondents.
G.R. No. 190632, February 26, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. MA NOLITO
LUCENA Y VELA SQUEZ, A LIA S “MA CHETE,” A ccused–
A ppellant.
G.R. No. 203161, February 26, 2014 - MA RTIN K.
A YUNGO, Petitioner, v. BEA MKO SHIPMA NA GEMENT
CORPORA TION, EA GLE MA RITIME RA K FZE, A ND
JUA NITO G. SA LVA TIERRA , JR., Respondents.
G.R. No. 206248, February 18, 2014 - GRA CE M.
GRA NDE, Petitioner, v. PA TRICIO T. A NTONIO,
Respondent.
Finally, the C ourt will not dwell on the arguments of AFP–RSBS given the finding of the OP that “[b]y
its non–payment of the appeal fee, AFP–RSBS is deemed to have abandoned its appeal and accepts
the decision of the HLURB.” 47 As such, the HLURB decision had long been final and executory as
regards AFP–RSBS and can no longer be altered or modified.48
WHEREFORE, the petition for review is DENIED for lack of merit. C onsequently, the Decision dated
August 13, 2007 and Resolution dated March 13, 2008 of the C ourt of Appeals in C A–G.R. SP No.
86033 are AFFIRMED.
Petitioner Philippine National Bank and respondents Prime East Properties Inc. and Armed Forces of
the Philippines–Retirement and Separation Benefits System, Inc. are hereby ENJOINED to strictly
comply with the Housing and Land Use Regulatory Board Decision dated May 21, 2003, as modified
by its Board of C ommissioners Decision dated March 15, 2004 and Office of the President Decision
dated August 4, 2004. ChanRobl esVi r t ual aw l i br ar y

G.R. No. 188497, February 19, 2014 -

COMMISSIONER OF INTERNA L REVENUE, Petitioner, v. SO ORDERED.
PILIPINA S SHELL PETROLEUM CORPORA TION,
Respondent. Sereno, C.J., (Chairperson), Leonardo–De Castro, Bersamin, and Villarama, Jr., JJ., concur.
G.R. No. 176830, February 11, 2014 - SA TURNINO C.
OCA MPO, Petitioner, v. HON. EPHREM S. A BA NDO, IN Endnotes:
HIS CA PA CITY A S PRESIDING JUDGE OF THE
REGIONA L TRIA L COURT OF HILONGOS, LEYTE,
BRA NCH 18, CESA R M. MERIN, IN HIS CA PA CITY A S 1 Rollo, pp. 28–50.
A PPROVING PROSECUTOR A ND OFFICER–IN–CHA RGE,
ROSULO U. VIVERO, IN HIS CA PA CITY A S
INVESTIGA TING PROSECUTOR, RA UL M. GONZA LEZ, IN 2 Penned by Associate Justice Arcangelita M. Romilla–Lontok, with Associate Justices
HIS CA PA CITY A S SECRETA RY OF THE DEPA RTMENT Rodrigo V. C osico and Mariano C . Del C astillo (now a member of this C ourt),
OF JUSTICE, Respondents.; G.R. No. 185587 - concurring; id. at 53–64.
RA NDA LL B. ECHA NIS, Petitioner, v. HON. THELMA
BUNYI–MEDINA , IN HER CA PA CITY A S PRESIDING 3 Id. at 66–67.
JUDGE OF THE REGIONA L TRIA L COURT OF MA NILA ,
BRA NCH 32, HON. EPHREM S. A BA NDO, IN HIS
CA PA CITY A S PRESIDING JUDGE OF THE REGIONA L 4 C A rollo, pp. 6–14.
TRIA L COURT OF HILONGOS, LEYTE, BRA NCH 18,
CESA R M. MERIN, IN HIS CA PA CITY A S A PPROVING 5 Formerly Antipolo Properties, Inc.
PROSECUTOR A ND OFFICER–IN–CHA RGE, ROSULO U.
VIVERO, IN HIS CA PA CITY A S INVESTIGA TING 6 Identified as Lot 12, Block 21–A.
PROSECUTOR, RA UL M. GONZA LEZ, IN HIS CA PA CITY
A S SECRETA RY OF THE DEPA RTMENT OF JUSTICE,
Respondents.; G.R. No. 185636 - RA FA EL G. 7 C A rollo, p. 56.
BA YLOSIS, Petitioner, v. HON. THELMA BUNYI–
MEDINA , IN HER CA PA CITY A S PRESIDING JUDGE OF 8 Id. at 58–62.
THE REGIONA L TRIA L COURT OF MA NILA , BRA NCH 32,
HON. EPHREM S. A BA NDO, IN HIS CA PA CITY A S
PRESIDING JUDGE OF THE REGIONA L TRIA L COURT OF 9 Id. at 61–62.
HILONGOS, LEYTE, BRA NCH 18, CESA R M. MERIN, IN
HIS CA PA CITY A S A PPROVING PROSECUTOR A ND 10 Rollo, p. 57.
OFFICER–IN–CHA RGE, ROSULO U. VIVERO, IN HIS
CA PA CITY A S INVESTIGA TING PROSECUTOR, RA UL M.
GONZA LEZ, IN HIS CA PA CITY A S SECRETA RY OF THE 11 Id. at 57–58.
DEPA RTMENT OF JUSTICE, Respondents.; G.R. No.
190005 - VICENTE P. LA DLA D, Petitioner, v. HON. 12 Id. at 64.
THELMA BUNYI–MEDINA , IN HER CA PA CITY A S
PRESIDING JUDGE OF THE REGIONA L TRIA L COURT OF 13 Id. at 36–37.
MA NILA , BRA NCH 32, A ND THE PEOPLE OF THE
PHILIPPINES, Respondents.
14 Id. at 37–42.
G.R. No. 159691, February 17, 2014 - HEIRS OF
MA RCELO SOTTO, REPRESENTED BY: LOLIBETH SOTTO 15 Entitled, “The Subdivision and C ondominium Buyers’ Protective Decree”.
NOBLE, DA NILO C. SOTTO, CRISTINA C. SOTTO,
EMMA NUEL C. SOTTO A ND FILEMON C. SOTTO; A ND
SA LVA CION BA RCELONA , A S HEIR OF DECEA SED 16 Entitled “An Act to Regulate the Sale of Property under Special Powers Inserted In
MIGUEL BA RCELONA , Petitioners, v. MA TILDE S. or Annexed to Real Estate Mortgages”.
PA LICTE, Respondent.
17 In upholding the OP decision, the C A ruled that paragraph 6 of herein petitioner’s
G.R. No. 193966, February 19, 2014 - DESIGN undertaking is a stipulation pour autrui, which is an exception to the principle of
SOURCES INTERNA TIONA L INC. A ND KENNETH SY,
Petitioners, v. LOURDES L. ERISTINGCOL, Respondent. relativity of contracts under Article 1311 of the C ivil C ode. According to the C A, the
provision should be read in conjunction with Section 25 of P.D. No. 957, which compels
G.R. No. 188913, February 19, 2014 - CITY the owner/developer to redeem the mortgage on the property and deliver the title to
GOVERNMENT OF BA GUIO, HEREIN REPRESENTED BY the buyer; rollo, pp. 59–64.
CITY MA YOR REINA LDO A . BA UTISTA , JR., Petitioner,
v. A TTY. BRA IN S. MA SWENG, Respondent. 18 Id. at 42–46.

A .C. No. 8761, February 12, 2014 - WILBERTO C. 19 Id. at 70–75.

TA LISIC, Complainant, v. A TTY. PRIMO R. RINEN,
Respondent.
20 Id. at 77.
G.R. No. 186639, February 05, 2014 - REPUBLIC OF
THE PHILIPPINES, Petitioner, v. EMMA NUEL C. 21 See Memorandum of Agreement dated November 22, 2006, id. at 92–95.
CORTEZ, Respondent.
A .C. No. 4545, February 05, 2014 - CA RLITO A NG, 22 Id. at 131–133.
Complainant, v. A TTY. JA MES JOSEPH GUPA NA ,
Respondent. 23 C IVIL C ODE, Article 1311, states in part, that contracts take effect only between the
parties, their assigns and heirs.
G.R. No. 171557, February 12, 2014 - REPUBLIC OF
THE PHILIPPINES, Petitioner, v. RODOLFO O. DE
GRA CIA , Respondent. 24 Spouses Borromeo v. Hon. Court of Appeals, 573 Phil. 400, 412 (2008).

G.R. No. 188694, February 12, 2014 - RICA RDO L. 25 Id. at 411–412.
A TIENZA A ND A LFREDO A . CA STRO, Petitioners, v.
PEOPLE OF THE PHILIPPINES, Respondent. 26 C IVIL C ODE, Article 1495.
G.R. No. 190178, February 12, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. FELIMON 27 C IVIL C ODE, Article 1582.
PA TENTES Y ZA MORA , A ccused–A ppellant.
28 Situs Development Corporation v. Asiatrust Bank, G.R. No. 180036, July 25, 2012,
G.R. No. 178497, February 04, 2014 - EDITA T. 677 SC RA 495, 509.
BURGOS, Petitioner, v. GEN. HERMOGENES ESPERON,
JR., LT. GEN. ROMEO P. TOLENTINO, MA J. GEN.
JUA NITO GOMEZ, MA J. GEN. DELFIN BA NGIT, LT. COL. 29 Typingco v. Lim, G.R. No. 181232, October 23, 2009, 604 SC RA 396, 401.
NOEL CLEMENT, LT. COL. MELQUIA DES FELICIA NO,
A ND DIRECTOR GENERA L OSCA R CA LDERON, 30 Spouses Delfin O. Tumibay and Aurora T. Tumibay v. Spouses Melvin A. Lopez and
Respondents.; G.R. No. 183711 - EDITA T. BURGOS, Rowena Gay T. Visitacion Lopez, G.R. No. 171692, June 3, 2013.
Petitioner, v. GEN. HERMOGENES ESPERON, JR., LT.
GEN. ROMEO P. TOLENTINO, MA J. GEN. JUA NITO 31 579 Phil. 454 (2008).
GOMEZ, MA J. GEN. DELFIN BA NGIT, LT. COL. NOEL
CLEMENT, LT. COL. MELQUIA DES FELICIA NO, A ND
DIRECTOR GENERA L OSCA R CA LDERON, Respondents.; 32 Id. at 480.

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 32 Id. at 480.
G.R. No. 183712 - EDITA T. BURGOS, Petitioner, v.
GEN. HERMOGENES ESPERON, JR., LT. GEN. ROMEO P. 33 Philippine Bank of Communications v. Pridisons Realty Corporation, G.R. No. 155113,
TOLENTINO, MA J. GEN. JUA NITO GOMEZ, LT. COL.
MELQUIA DES FELICIA NO, A ND LT. COL. NOEL January 9, 2013, 688 SC RA 200, 214, citing Philippine National Bank v. Office of the
CLEMENT, Respondents.; G.R. No. 183713 - EDITA T. President, 252 Phil. 5 (1996); Far East Bank & Trust Co. v. Marquez, 465 Phil. 276, 287
BURGOS, Petitioner, v. CHIEF OF STA FF OF THE A RMED (2004).
FORCES OF THE PHILIPPINES, GEN. HERMOGENES
ESPERON, JR.; COMMA NDING GENERA L OF THE 34 G.R. No. 168646, January 12, 2011, 639 SC RA 332.
PHILIPPINE A RMY, LT. GEN. A LEXA NDER YA NO; A ND
CHIEF OF THE PHILIPPINE NA TIONA L POLICE, 35 The contract to sell in Luzon Development Bank was not registered.
DIRECTOR GENERA L A VELINO RA ZON, JR.,
Respondents.
36 Supra note 34, at 352–353.
G.R. No. 172302, February 18, 2014 - PRYCE
CORPORA TION, Petitioner, v. CHINA BA NKING 37 Rollo, p. 90.
CORPORA TION, Respondent.

G.R. No. 204406, February 26, 2014 - MA CA RTHUR 38 Id. at 92.

MA LICDEM A ND HERMENIGILDO FLORES, Petitioners,
v. MA RULA S INDUSTRIA L CORPORA TION A ND MIKE 39 Id. at 93.
MA NCILLA , Respondents.
40 Aquintey v. Sps. Tibong, 540 Phil. 422, 446 (2006), citing Vda. de Jayme v. Court of
G.R. No. 190028, February 26, 2014 - LETICIA P.
LIGON, Petitioner, v. THE REGIONA L TRIA L COURT, Appeals, 439 Phil. 192, 210 (2002).
BRA NCH 56 A T MA KA TI CITY A ND ITS PRESIDING
JUDGE, JUDGE REYNA LDO M. LA IGO, SHERIFF IV 41 Dao Heng Bank, Inc. v. Spouses Laigo, 592 Phil. 172, 181 (2008).
LUCITO V. A LEJO, A TTY. SILVERIO GA RING, MR.
LEONA RDO J. TING, A ND MR. BENITO G. TECHICO, 42 Bank of the Philippine Islands v. Securities and Exchange Commission, 565 Phil. 588,
Respondents.
596 (2007).
G.R. No. 199310, February 19, 2014 - REPUBLIC OF
THE PHILIPPINES, Petitioner, v. REMMA N 43 Tan Shuy v. Maulawin, G.R. No. 190375, February 8, 2012, 665 SC RA 604, 614–615.
ENTERPRISES, INC., REPRESENTED BY RONNIE P.
INOCENCIO, Respondent. 44 GSIS v. The Province of Tarlac, 462 Phil. 471, 478 (2003).
A .M. No. MTJ–14–1842 [Formerly OCA IPI No. 12–
2491–MTJ], February 24, 2014 - REX M. TUPA L, 45 Supra note 34, at 357.
Complainant, v. JUDGE REMEGIO V. ROJO, BRA NCH 5,
MUNICIPA L TRIA L COURT IN CITIES (MTCC), BA COLOD 46 Philippine Bank of Communications v. Pridisons Realty Corporation, supra note 33.
CITY, NEGROS OCCIDENTA L, Respondent.
47 C A rollo, p. 10.
G.R. No. 182128, February 19, 2014 - PHILIPPINE
NA TIONA L BA NK, Petitioner, v. TERESITA TA N DEE,
A NTIPOLO PROPERTIES, INC., (NOW PRIME EA ST 48 Eastland Construction & Development Corp. v. Mortel, 520 Phil. 76, 91 (2006).
PROPERTIES, INC.) A ND A FP–RSBS, INC.,
Respondents.
G.R. No. 202976, February 19, 2014 - PEOPLE OF THE AdChoices
PHILIPPINES, Plaintiff–A ppellee, v. MERVIN GA HI, ► Law Cases ► Theft Law ► Tax Law ► Philippine
A ccused–A ppellant. AdChoices ► Cases in Law ► Case Law ► Philippine ► Law Law Law
G.R. No. 199268, February 12, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. A URELIO
JA STIVA , A ccused–A ppellant.
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G.R. No. 170462, February 05, 2014 - RODOLFO
GUEVA RRA A ND JOEY GUEVA RRA , Petitioners, v.
PEOPLE OF THE PHILIPPINES, Respondent.
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G.R. No. 193592, February 05, 2014 - PA SIG
PRINTING CORPORA TION, Petitioner, v. ROCKLA ND
CONSTRUCTION COMPA NY, INC., Respondent.; G.R. No.
193610 - REPUBLIC OF THE PHILIPPINES, 1901 1902 1903 1904 1905 1906 1907 1908
REPRESENTED BY THE PRESIDENTIA L COMMISSION
ON GOOD GOVERNMENT (PCGG) A ND MID–PA SIG 1909 1910 1911 1912 1913 1914 1915 1916
LA ND DEVELOPMENT CORPORA TION (MPLDC), 1917 1918 1919 1920 1921 1922 1923 1924
Petitioner, v. ROCKLA ND CONSTRUCTION COMPA NY,
INC., Respondent.; G.R. No. 193686 - MID–PA SIG 1925 1926 1927 1928 1929 1930 1931 1932
LA ND DEVELOPMENT CORPORA TION, (MPLDC), 1933 1934 1935 1936 1937 1938 1939 1940
Petitioner, v. ROCKLA ND CONSTRUCTION COMPA NY,
INC., Respondent. 1941 1942 1943 1944 1945 1946 1947 1948
1949 1950 1951 1952 1953 1954 1955 1956
A .M. No. P–13–3126 (Formerly A .M. OCA IPI No. 09–
3273–P), February 04, 2014 - VERONICA F. GA LINDEZ, 1957 1958 1959 1960 1961 1962 1963 1964
Complainant, v. ZOSIMA SUSBILLA –DE VERA , 1965 1966 1967 1968 1969 1970 1971 1972
Respondent.
1973 1974 1975 1976 1977 1978 1979 1980
G.R. No. 205453, February 05, 2014 - UNITED 1981 1982 1983 1984 1985 1986 1987 1988
TOURIST PROMOTIONS (UTP) A ND A RIEL D. JERSEY,
Petitioners, v. HA RLA ND B. KEMPLIN, Respondents. 1989 1990 1991 1992 1993 1994 1995 1996
1997 1998 1999 2000 2001 2002 2003 2004
G.R. No. 197676, February 04, 2014 - REMMA N
ENTERPRISES, INC. A ND CHA MBER OF REA L ESTA TE 2005 2006 2007 2008 2009 2010 2011 2012
A ND BUILDERS’ A SSOCIA TION, Petitioners, v. 2013 2014 2015
PROFESSIONA L REGULA TORY BOA RD OF REA L ESTA TE
SERVICE A ND PROFESSIONA L REGULA TION
COMMISSION, Respondents.
G.R. No. 191215, February 03, 2014 - THENA MA RIS
PHILIPPINES, INC. (FORMERLY INTERMA RE MA RITIME
A GENCIES, INC.)/ OCEA NIC NA VIGA TION LTD. A ND
NICA NOR B. A LTA RES, Petitioners, v. COURT OF Main Indices of the Library ---> Go!
A PPEA LS A ND A MA NDA C. MENDIGORIN (IN BEHA LF
OF HER DECEA SED HUSBA ND GUILLERMO
MENDIGORIN), Respondents.
G.R. No. 175723, February 04, 2014 - THE CITY OF
MA NILA , REPRESENTED BY MA YOR JOSE L. A TIENZA ,
JR., A ND MS. LIBERTY M. TOLEDO, IN HER CA PA CITY
A S THE CITY TREA SURER OF MA NILA , Petitioners, v.
HON. CA RIDA D H. GRECIA –CUERDO, IN HER
CA PA CITY A S PRESIDING JUDGE OF THE REGIONA L
TRIA L COURT, BRA NCH 112, PA SA Y CITY; SM MA RT,
INC.; SM PRIME HOLDINGS, INC.; STA R A PPLIA NCES
CENTER; SUPERVA LUE, INC.; A CE HA RDWA RE
PHILIPPINES, INC.; WA TSON PERSONA L CA RE
STORES, PHILS., INC.; JOLLIMA RT PHILS., CORP.;
SURPLUS MA RKETING CORPORA TION A ND SIGNA TURE
LINES, Respondents.

G.R. No. 180962, February 26, 2014 - PHILTRA NCO

SERVICE ENTERPRISES, INC., REPRESENTED BY ITS
VICE–PRESIDENT FOR A DMINISTRA TION, M/GEN.
NEMESIO M. SIGA YA , Petitioner, v. PHILTRA NCO
WORKERS UNION–A SSOCIA TION OF GENUINE LA BOR
ORGA NIZA TIONS (PWU–A GLO), REPRESENTED BY
JOSE JESSIE OLIVA R, Respondent.

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JOSE JESSIE OLIVA R, Respondent.
G.R. No. 200597, February 19, 2014 - EMILIO RA GA Y
CA SIKA T, Petitioner, v. PEOPLE OF THE PHILIPPINES,
Respondent.
G.R. No. 179625, February 24, 2014 - NICA NORA G.
BUCTON (DECEA SED), SUBSTITUTED BY REQUILDA B.
YRA Y, Petitioner, v. RURA L BA NK OF EL SA LVA DOR,
INC., MISA MIS ORIENTA L, A ND REYNA LDO CUYONG,
RESPONDENTS, VS. ERLINDA CONCEPCION A ND HER
HUSBA ND A ND A GNES BUCTON LUGOD, THIRD PA RTY,
Defendants.

G.R. No. 206698, February 25, 2014 - LUIS R.

VILLA FUERTE , Petitioner, v. COMMISSION ON
ELECTIONS A ND MIGUEL R. VILLA FUERTE,
Respondents.
G.R. No. 183711, February 04, 2014 - EDITA T.
BURGOS, Petitioner, v. GEN. HERMOGENES ESPERON,
JR., LT. GEN. ROMEO P. TOLENTINO, MA J. GEN.
JUA NITO GOMEZ, MA J. GEN. DELFIN BA NGIT, LT. COL.
NOEL CLEMENT, LT. COL. MELQUIA DES FELICIA NO,
A ND DIRECTOR GENERA L OSCA R CA LDERON,
Respondents.; G.R. No. 183712 - EDITA T. BURGOS,
Petitioner, v. GEN. HERMOGENES ESPERON, JR., LT.
GEN. ROMEO P. TOLENTINO, MA J. GEN. JUA NITO
GOMEZ, LT. COL. MELQUIA DES FELICIA NO, A ND LT.
COL. NOEL CLEMENT, Respondents.; G.R. No. 183713 -
EDITA T. BURGOS, Petitioner, v. CHIEF OF STA FF OF
THE A RMED FORCES OF THE PHILIPPINES, GEN.
HERMOGENES ESPERON, JR.; COMMA NDING GENERA L
OF THE PHILIPPINE A RMY, LT. GEN. A LEXA NDER
YA NO; A ND CHIEF OF THE PHILIPPINE NA TIONA L
POLICE, DIRECTOR GENERA L A VELINO RA ZON, JR.,
Respondents.
G.R. No. 179031, February 24, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff–A ppellee, v. BENJA MIN SORIA
Y GOMEZ, A ccused–A ppellant.
G.R. No. 191714, February 26, 2014 - T & H
SHOPFITTERS CORPORA TION/GIN QUEEN
CORPORA TION, STINNES HUA NG, BEN HUA NG A ND
ROGELIO MA DRIA GA , Petitioners, v. T & H
SHOPFITTERS CORPORA TION/GIN QUEEN WORKERS
UNION, ELPIDIO ZA LDIVA R, DA RIOS GONZA LES,
WILLIA M DOMINGO, BOBBY CA STILLO, JIMMY M.
PA SCUA , GERMA NO M. BA JO, RICO L. MA NZA NO,
A LLA N L. CA LLORINA , ROMEO BLA NCO, GILBERT M.
GA RCIA , CA RLOS F. GERILLO, EDUA RDO A . GRA NDE,
EDILBRA NDO MA RTICIO, VIVENCIO SUSA NO,
ROLA NDO GA RCIA , JR., MICHA EL FA BA BIER, ROWELL
MA DRIA GA , PRESNIL TOLENTINO, MA RVIN VENTURA ,
FRA NCISCO RIVA RES, PLA CIDO TOLENTINO A ND
ROLA NDO ROMERO, Respondents.
G.R. No. 193217, February 26, 2014 - CORA ZON
MA CA PA GA L, Petitioner, v. PEOPLE OF THE
PHILIPPINES, Respondent.
G.R. No. 182738, February 24, 2014 - CA PITOL HILLS
GOLF & COUNTRY CLUB, INC. A ND PA BLO B. ROMA N,
JR., Petitioners, v. MA NUEL O. SA NCHEZ, Respondent.
G.R. No. 190524, February 17, 2014 - MICHA ELINA
RA MOS BA LA SBA S, Petitioner, v. PA TRICIA B.
MONA YA O, Respondent.
G.R. No. 173523, February 19, 2014 - LUCENA D.
DEMA A LA , Petitioner, v. SA NDIGA NBA YA N (THIRD
DIVISION) A ND OMBUDSMA N, Respondents.
G.R. No. 189477, February 26, 2014 - HOMEOWNERS
SA VINGS A ND LOA N BA NK, Petitioner-A ppellant, v.
A SUNCION P. FELONIA A ND LYDIA C. DE GUZMA N,
REPRESENTED BY MA RIBEL FRIA S, Respondents-
A ppellees.; MA RIE MICHELLE P. DELGA DO, REGISTER
OF DEEDS OF LA S PIÑA S CITY A ND RHA NDOLFO B.
A MA NSEC, IN HIS CA PA CITY A S CLERK OF COURT EX-
OFFICIO SHERIFF, OFFICE OF THE CLERK OF COURT,
LA S PIÑA S CITY, Respondents-Defendants.
A .M. No. P-13-3119 (Formerly A .M. No. 12-9-68-
MeTC), February 10, 2014 - EXECUTIVE JUDGE MA .
OFELIA S. CONTRERA S-SORIA NO, Complainant, v.
CLERK III LIZA D. SA LA MA NCA , METROPOLITA N
TRIA L COURT, BRA NCH 55, MA LA BON, CITY,
Respondent.
G.R. No.187403, February 12, 2014 - TRA DE A ND
INVESTMENT DEVELOPMENT CORPORA TION OF THE
PHILIPPINES (FORMERLY PHILIPPINE EXPORT A ND
FOREIGN LOA N GUA RA NTEE CORPORA TION.),
Petitioner, v. A SIA PA CES CORPORA TION, PA CES
INDUSTRIA L CORPORA TION, NICOLA S C.
BA LDERRA MA , SIDDCOR INSURA NCE CORPORA TION
(NOW MEGA PA CIFIC INSURA NCE CORPORA TION),
PHILIPPINE PHOENIX SURETY A ND INSURA NCE, INC.,
PA RA MOUNT INSURA NCE CORPORA TION,* A ND
FORTUNE LIFE A ND GENERA L INSURA NCE COMPA NY,
Respondents.
G.R. No. 198452, February 19, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff-A ppellee, v. VICENTE ROM,
A ccused-A ppellant.
G.R. No. 196112, February 26, 2014 - GMA NETWORK,
INC., Petitioner, v. NA TIONA L TELECOMMUNICA TIONS
COMMISSION, Respondent.
G.R. No. 202071, February 19, 2014 - PROCTER &
GA MBLE A SIA PTE LTD., Petitioner, v. COMMISSIONER
OF INTERNA L REVENUE, Respondent.
G.R. No. 167286, February 05, 2014 -

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 G.R. No. 167286, February 05, 2014 -
INTERNA TIONA L SCHOOL MA NILA A ND/OR BRIA N
MCCA ULEY, Petitioners, v. INTERNA TIONA L SCHOOL
A LLIA NCE OF EDUCA TORS (ISA E) A ND MEMBERS
REPRESENTED BY RA QUEL DA VID CHING, PRESIDENT,
EVA NGELINE SA NTOS, JOSELYN RUCIO A ND METHELYN
FILLER, Respondents.
G.R. No. 193666, February 19, 2014 - PEOPLE OF THE
PHILIPPINES, Plaintiff-A ppellee, v. MA RLON
CA STILLO Y VA LENCIA , A ccused-A ppellant.
G.R. No. 203335, February 18, 2014 - JOSE JESUS M.
DISINI, JR., ROWENA S. DISINI, LIA NNE IVY P.
MEDINA , JA NETTE TORA L A ND ERNESTO SONIDO, JR.,
Petitioners, v. THE SECRETA RY OF JUSTICE, THE
SECRETA RY OF THE DEPA RTMENT OF THE INTERIOR
A ND LOCA L GOVERNMENT, THE EXECUTIVE DIRECTOR
OF THE INFORMA TION A ND COMMUNICA TIONS
TECHNOLOGY OFFICE, THE CHIEF OF THE PHILIPPINE
NA TIONA L POLICE A ND THE DIRECTOR OF THE
NA TIONA L BUREA U OF INVESTIGA TION,
RESPONDENTS.; G.R. No. 203299 - LOUIS “BA ROK” C.
BIRA OGO, Petitioner, v. NA TIONA L BUREA U OF
INVESTIGA TION A ND PHILIPPINE NA TIONA L POLICE,
RESPONDENTS.; G.R. No. 203306 - A LA B NG
MA MA MA HA YA G (A LA M), HUKUMA N NG MA MA MA YA N
MOVEMENT, INC., JERRY S. YA P, BERTENI “TOTO”
CA USING, HERNA NI Q. CUA RE, PERCY LA PID, TRA CY
CA BRERA , RONA LDO E. RENTA , CIRILO P. SA BA RRE,
JR., DERVIN CA STRO, ET A L., Petitioners, v. OFFICE
OF THE PRESIDENT, REPRESENTED BY PRESIDENT
BENIGNO SIMEON A QUINO III, SENA TE OF THE
PHILIPPINES, A ND HOUSE OF REPRESENTA TIVES,
RESPONDENTS; G.R. No. 203359 - SENA TOR TEOFISTO
DL GUINGONA III, Petitioner, v. EXECUTIVE
SECRETA RY, THE SECRETA RY OF JUSTICE, THE
SECRETA RY OF THE DEPA RTMENT OF INTERIOR A ND
LOCA L GOVERNMENT, THE CHIEF OF THE PHILIPPINE
NA TIONA L POLICE, A ND DIRECTOR OF THE NA TIONA L
BUREA U OF INVESTIGA TION, RESPONDENTS.; G.R. No.
203378 - A LEXA NDER A DONIS, ELLEN TORDESILLA S,
MA . GISELA ORDENES-CA SCOLA N, H. HA RRY L.
ROQUE, JR., ROMEL R. BA GA RES, A ND GILBERT T.
A NDRES, Petitioners, v. THE EXECUTIVE SECRETA RY,
THE DEPA RTMENT OF BUDGET A ND MA NA GEMENT, THE
DEPA RTMENT OF JUSTICE, THE DEPA RTMENT OF THE
INTERIOR A ND LOCA L GOVERNMENT, THE NA TIONA L
BUREA U OF INVESTIGA TION, THE PHILIPPINE
NA TIONA L POLICE, A ND THE INFORMA TION A ND
COMMUNICA TIONS TECHNOLOGY OFFICE-
DEPA RTMENT OF SCIENCE A ND TECHNOLOGY,
RESPONDENTS.; G.R. No. 203391 - HON. RA YMOND V.
PA LA TINO, HON. A NTONIO TINIO, VENCER MA RI
CRISOSTOMO OF A NA KBA YA N, MA . KA THERINE
ELONA OF THE PHILIPPINE COLLEGIA N, ISA BELLE
THERESE BA GUISI OF THE NA TIONA L UNION OF
STUDENTS OF THE PHILIPPINES, ET A L., Petitioners, v.
PA QUITO N. OCHOA , JR., IN HIS CA PA CITY A S
EXECUTIVE SECRETA RY A ND A LTER-EGO OF
PRESIDENT BENIGNO SIMEON A QUINO III, LEILA DE
LIMA IN HER CA PA CITY A S SECRETA RY OF JUSTICE,
RESPONDENTS; G.R. No. 203407 - BA GONG
A LYA NSA NG MA KA BA YA N SECRETA RY GENERA L
RENA TO M. REYES, JR., NA TIONA L A RTIST
BIENVENIDO L. LUMBERA , CHA IRPERSON OF
CONCERNED A RTISTS OF THE PHILIPPINES, ELMER C.
LA BOG, CHA IRPERSON OF KILUSA NG MA YO UNO,
CRISTINA E. PA LA BA Y, SECRETA RY GENERA L OF
KA RA PA TA N, FERDINA ND R. GA ITE, CHA IRPERSON
OF COURA GE, JOEL B. MA GLUNSOD, VICE PRESIDENT
OF A NA KPA WIS PA RTY-LIST, LA NA R. LINA BA N,
SECRETA RY GENERA L GA BRIELA WOMEN’S PA RTY,
A DOLFO A RES P. GUTIERREZ, A ND JULIUS GA RCIA
MA TIBA G, Petitioners, v. BENIGNO SIMEON C.
A QUINO III, PRESIDENT OF THE REPUBLIC OF THE
PHILIPPINES, PA QUITO N. OCHOA , JR., EXECUTIVE
SECRETA RY, SENA TE OF THE PHILIPPINES,
REPRESENTED BY SENA TE PRESIDENT JUA N PONCE
ENRILE, HOUSE OF REPRESENTA TIVES, REPRESENTED
BY SPEA KER FELICIA NO BELMONTE, JR., LEILA DE
LIMA , SECRETA RY OF THE DEPA RTMENT OF JUSTICE,
LOUIS NA POLEON C. CA SA MBRE, EXECUTIVE
DIRECTOR OF THE INFORMA TION A ND
COMMUNICA TIONS TECHNOLOGY OFFICE, NONNA TUS
CA ESA R R. ROJA S, DIRECTOR OF THE NA TIONA L
BUREA U OF INVESTIGA TION, D/GEN. NICA NOR A .
BA RTOLOME, CHIEF OF THE PHILIPPINE NA TIONA L
POLICE, MA NUEL A . ROXA S II, SECRETA RY OF THE
DEPA RTMENT OF THE INTERIOR A ND LOCA L
GOVERNMENT, RESPONDENTS.; G.R. No. 203440 -
MELENCIO S. STA . MA RIA , SEDFREY M. CA NDELA RIA ,
A MPA RITA STA . MA RIA , RA Y PA OLO J. SA NTIA GO,
GILBERT V. SEMBRA NO, A ND RYA N JEREMIA H D.
QUA N (A LL OF THE A TENEO HUMA N RIGHTS CENTER),
Petitioners, v. HONORA BLE PA QUITO OCHOA IN HIS
CA PA CITY A S EXECUTIVE SECRETA RY, HONORA BLE
LEILA DE LIMA IN HER CA PA CITY A S SECRETA RY OF
JUSTICE, HONORA BLE MA NUEL ROXA S IN HIS
CA PA CITY A S SECRETA RY OF THE DEPA RTMENT OF
INTERIOR A ND LOCA L GOVERNMENT, THE CHIEF OF
THE PHILIPPINE NA TIONA L POLICE, THE DIRECTOR
OF THE NA TIONA L BUREA U OF INVESTIGA TION (A LL
OF THE EXECUTIVE DEPA RTMENT OF GOVERNMENT),
RESPONDENTS.; G.R. No. 203453 - NA TIONA L UNION
OF JOURNA LISTS OF THE PHILIPPINES (NUJP),
PHILIPPINE PRESS INSTITUTE (PPI), CENTER FOR
MEDIA FREEDOM A ND RESPONSIBILITY, ROWENA
CA RRA NZA PA RA A N, MELINDA QUINTOS-DE JESUS,
JOSEPH A LWYN A LBURO, A RIEL SEBELLINO A ND THE
PETITIONERS IN THE E-PETITION
HTTP://WWW.NUJP.ORG/NO-TO-RA 10175/,
Petitioners, v. THE EXECUTIVE SECRETA RY, THE
SECRETA RY OF JUSTICE, THE SECRETA RY OF THE
INTERIOR A ND LOCA L GOVERNMENT, THE SECRETA RY
OF BUDGET A ND MA NA GEMENT, THE DIRECTOR
GENERA L OF THE PHILIPPINE NA TIONA L POLICE, THE

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GENERA L OF THE PHILIPPINE NA TIONA L POLICE, THE
DIRECTOR OF THE NA TIONA L BUREA U OF
INVESTIGA TION, THE CYBERCRIME INVESTIGA TION
A ND COORDINA TING CENTER, A ND A LL A GENCIES
A ND INSTRUMENTA LITIES OF GOVERNMENT A ND A LL
PERSONS A CTING UNDER THEIR INSTRUCTIONS,
ORDERS, DIRECTION IN RELA TION TO THE
IMPLEMENTA TION OF REPUBLIC A CT NO. 10175,
RESPONDENTS.; G.R. No. 203454 - PA UL CORNELIUS T.
CA STILLO & RYA N D. A NDRES, Petitioners, v. THE
HON. SECRETA RY OF JUSTICE, THE HON. SECRETA RY
OF INTERIOR A ND LOCA L GOVERNMENT,
RESPONDENTS.; G.R. No. 203469 - A NTHONY IA N M.
CRUZ; MA RCELO R. LA NDICHO; BENJA MIN NOEL A .
ESPINA ; MA RCK RONA LD C. RIMORIN; JULIUS D.
ROCA S; OLIVER RICHA RD V. ROBILLO; A A RON ERICK
A . LOZA DA ; GERA RD A DRIA N P. MA GNA YE; JOSE
REGINA LD A . RA MOS; MA . ROSA RIO T. JUA N;
BRENDA LYN P. RA MIREZ; MA UREEN A . HERMITA NIO;
KRISTINE JOY S. REMENTILLA ; MA RICEL O. GRA Y;
JULIUS IVA N F. CA BIGON; BENRA LPH S. YU; CEBU
BLOGGERS SOCIETY, INC. PRESIDENT RUBEN B.
LICERA , JR; A ND PINOY EXPA T/OFW BLOG A WA RDS,
INC. COORDINA TOR PEDRO E. RA HON; PETITIONERS,
VS. HIS EXCELLENCY BENIGNO S. A QUINO III, IN HIS
CA PA CITY A S PRESIDENT OF THE REPUBLIC OF THE
PHILIPPINES; SENA TE OF THE PHILIPPINES,
REPRESENTED BY HON. JUA N PONCE ENRILE, IN HIS
CA PA CITY A S SENA TE PRESIDENT; HOUSE OF
REPRESENTA TIVES, REPRESENTED BY FELICIA NO R.
BELMONTE, JR., IN HIS CA PA CITY A S SPEA KER OF THE
HOUSE OF REPRESENTA TIVES; HON. PA QUITO N.
OCHOA , JR., IN HIS CA PA CITY A S EXECUTIVE
SECRETA RY; HON. LEILA M. DE LIMA , IN HER
CA PA CITY A S SECRETA RY OF JUSTICE; HON. LOUIS
NA POLEON C. CA SA MBRE, IN HIS CA PA CITY A S
EXECUTIVE DIRECTOR, INFORMA TION A ND
COMMUNICA TIONS TECHNOLOGY OFFICE; HON.
NONNA TUS CA ESA R R. ROJA S, IN HIS CA PA CITY A S
DIRECTOR, NA TIONA L BUREA U OF INVESTIGA TION;
A ND P/DGEN. NICA NOR A . BA RTOLOME, IN HIS
CA PA CITY A S CHIEF, PHILIPPINE NA TIONA L POLICE,
RESPONDENTS.; G.R. No. 203501 - PHILIPPINE BA R
A SSOCIA TION, INC., Petitioner, v. HIS EXCELLENCY
BENIGNO S. A QUINO III, IN HIS OFFICIA L CA PA CITY
A S PRESIDENT OF THE REPUBLIC OF THE
PHILIPPINES; HON. PA QUITO N. OCHOA , JR., IN HIS
OFFICIA L CA PA CITY A S EXECUTIVE SECRETA RY; HON.
LEILA M. DE LIMA , IN HER OFFICIA L CA PA CITY A S
SECRETA RY OF JUSTICE; LOUIS NA POLEON C.
CA SA MBRE, IN HIS OFFICIA L CA PA CITY A S
EXECUTIVE DIRECTOR, INFORMA TION A ND
COMMUNICA TIONS TECHNOLOGY OFFICE; NONNA TUS
CA ESA R R. ROJA S, IN HIS OFFICIA L CA PA CITY A S
DIRECTOR OF THE NA TIONA L BUREA U OF
INVESTIGA TION; A ND DIRECTOR GENERA L NICA NOR
A . BA RTOLOME, IN HIS OFFICIA L CA PA CITY A S CHIEF
OF THE PHILIPPINE NA TIONA L POLICE,
RESPONDENTS.; G.R. No. 203509 - BA YA N MUNA
REPRESENTA TIVE NERI J. COLMENA RES, Petitioner, v.
THE EXECUTIVE SECRETA RY PA QUITO OCHOA , JR.,
RESPONDENT.; G.R. No. 203515 - NA TIONA L PRESS
CLUB OF THE PHILIPPINES, INC. REPRESENTED BY
BENNY D. A NTIPORDA IN HIS CA PA CITY A S
PRESIDENT A ND IN HIS PERSONA L CA PA CITY,
Petitioner, v. OFFICE OF THE PRESIDENT, PRES.
BENIGNO SIMEON A QUINO III, DEPA RTMENT OF
JUSTICE, DEPA RTMENT OF INTERIOR A ND LOCA L
GOVERNMENT, PHILIPPINE NA TIONA L POLICE,
NA TIONA L BUREA U OF INVESTIGA TION, DEPA RTMENT
OF BUDGET A ND MA NA GEMENT A ND A LL OTHER
GOVERNMENT INSTRUMENTA LITIES WHO HA VE HA NDS
IN THE PA SSA GE A ND/OR IMPLEMENTA TION OF
REPUBLIC A CT 10175, RESPONDENTS.; G.R. No. 203518
- PHILIPPINE INTERNET FREEDOM A LLIA NCE,
COMPOSED OF DA KILA -PHILIPPINE COLLECTIVE FOR
MODERN HEROISM, REPRESENTED BY LENI VELA SCO,
PA RTIDO LA KA S NG MA SA , REPRESENTED BY CESA R
S. MELENCIO, FRA NCIS EUSTON R. A CERO, MA RLON
A NTHONY ROMA SA NTA TONSON, TEODORO A .
CA SIÑO, NOEMI LA RDIZA BA L-DA DO, IMELDA
MORA LES, JA MES MA TTHEW B. MIRA FLOR, JUA N G.M.
RA GRA GIO, MA RIA FA TIMA A . VILLENA , MEDA RDO M.
MA NRIQUE, JR., LA UREN DA DO, MA RCO VITTORIA
TOBIA S SUMA YA O, IRENE CHIA , ERA STUS NOEL T.
DELIZO, CRISTINA SA RA H E. OSORIO, ROMEO
FA CTOLERIN, NA OMI L. TUPA S, KENNETH KENG, A NA
A LEXA NDRA C. CA STRO, Petitioners, v. THE
EXECUTIVE SECRETA RY, THE SECRETA RY OF JUSTICE,
THE SECRETA RY OF INTERIOR A ND LOCA L
GOVERNMENT, THE SECRETA RY OF SCIENCE A ND
TECHNOLOGY, THE EXECUTIVE DIRECTOR OF THE
INFORMA TION TECHNOLOGY OFFICE, THE DIRECTOR
OF THE NA TIONA L BUREA U OF INVESTIGA TION, THE
CHIEF, PHILIPPINE NA TIONA L POLICE, THE HEA D OF
THE DOJ OFFICE OF CYBERCRIME, A ND THE OTHER
MEMBERS OF THE CYBERCRIME INVESTIGA TION A ND
COORDINA TING CENTER, Respondents
G.R. No. 174433, February 24, 2014 - PHILIPPPINE
NA TIONA L BA NK, Petitioner, v. SPOUSES ENRIQUE
MA NA LO & ROSA LINDA JA CINTO, A RNOLD J.
MA NA LO, A RNEL J. MA NA LO, A ND A RMA J. MA NA LO,
Respondents.

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