Cases Property

Bokingco v CA
4 May 2006 | Ponente: Callejo, Sr.

Overview: The action involved here is to enjoin Bokingco, et. al.
from committing acts that would tend to prevent the survey of the
subject land. It is not one of a possessory action. s such, the
subject matter of litigation is incapable of pecuniary estimation
and properly cogni!able e"clusively by the #T$ pursuant to B%
&'(, as amended.
Statement of the Case
-Hei rs of Cel est i no Busa, Hei rs of Fel i ci a Busa-
Panal an t !e Hei rs of Concori a Busa f i l e a
co"#l ai nt f or injunction an a"a$es a$ainst Bo%in$co, et. al.
&it! t!e '(C of Butuan City #rayin$ to enjoin #er"anently t!eacts
of Bo%in$co, et. al. of #re)entin$ t!e sur)ey of lan su*ject "atter
of t!e case.-Bo%i n$co, as one of t !e ef enant s, f i l e
a "ot i on t o i s"i ss al l e$i n$ t !at t !e '(C !as no
j uri si ct i on o)er t !esu*ject "atter of t!e case. +ccorin$ to
!i", t!e issue *et&een t!e #arties in)ol)es t!e #ossession of
lan &it! anassesse )alue of less t!an P20,000 ,i.e. P-4,4-0. so
jurisiction #ro#erly *elon$e to t!e M(C.-'(C: M/ eni e.
'el i ef sou$!t i n t !e co"#l ai nt i s i nj unct i on i n orer
t !at t !e ri $!t t o !a)e t !e su*j ect l an *esur)eye &oul
not *e efeate.-Sec. 2 of '0C 12: + #reli"inary injunction
"ay *e $rante *y t!e court &!ere t!e action or #roceein$
is#enin$.-Bo%in$co file a #etition for certiorari &it! t!e
C+ alle$in$ $ra)e a*use of iscretion.-C+: Petition
is"isse for lac% of "erit. 'e"ey is una)ailin$ *ecause
,-. an orer enyin$ a M/ is interlocutorycannot *e t!e
su*ject of t!e e3traorinary #etition for certiorari or "ana"us4
,2. failure to isclose t!at a "otionfor reconsieration &as file4
,5. i not s!o& t!at t!e court acte &it! $ra)e a*use
of iscretion.-Hence, t !i s #resent #et i t i on f or re)i e& on
cert i orari f i l e *y Bo%i n$co.
Statement of Facts
-Bo%in$co, et. al. file an a##lication for t!e titlin$ of a
#arcel of lan locate at Baan, Butuan City *efore t!e
/67',0ffice of t!e C67'0. 8t a##ears t!at t!e lan in 9uestion
is t!e sa"e lan in!erite *y t!e !eirs of Felicia Busa-Panal
an Concoria Busa, an 'eynalo Busa ,Heirs. fro" t!eir
late fat!er so t!e !eirs file a #rotest a$ainst Bo%in$co, et.
al:s a##lication. Protest &as resol)e in fa)or of t!e !eirs.-(!e
!eirs re9ueste for a Sur)ey +ut!ority to t!e sur)ey t!e
lan. (!is &as su*se9uently aut!ori;e *ut &!en t!esur)ey
$rou# &ent to t!e area su*ject "atter of t!e case, sai
$rou# &as #re)ente fro" enterin$ t!e area *ySP05 /acillo
an Bo%in$co.-Hei rs a)ai l e of t !e Baran$ay <ust i ce
Syst e" t o resol )e t !e cont ro)ersy re$ari n$ t !e
sur)ey *ut t o no a)ai l , Bo%in$co et. al. still refuse to allo&
t!e" to sur)ey t!e lan. + Certificate to File +ction &as
su*se9uently issue*y t!e =u#on$ (a$a"a#aya#a.-
, Se e St a t e "e n t o f t ! e Ca s e . .
Applicable Laws:
-Section -> ,-. of BP -2>, as a"ene: '(C s!all e3ercise
e3clusi)e ori$inal jurisiction in all ci)il actions in &!ic!t!e
su*ject "atter is inca#a*le of #ecuniary esti"ation.
Issues:
-.
?07 C+ err in enyin$ Bo%in$co:s #etition for certiorari
,70.2.?07 jurisiction #ro#erly #ertaine to t!e '(C
,@6S.
Rationale
-.
(!e "ere fact t!at Bo%in$co faile to "o)e for t!e reconsieration
of t!e court a 9uo:s orer enyin$ !is "otion tois"iss &as
sufficient cause for t!e outri$!t is"issal of t!e sai #etition.
Certiorari as a s#ecial ci)il action &ill notlie unless a M' is first
file *efore t!e res#onent court to allo& it an o##ortunity
to correct its errors, if any.Moreo)er, Bo%in$o faile to e)en
alle$e $ra)e a*use of iscretion on t!e #art of t!e court a 9uo in
renerin$ t!eorer enyin$ !is "otion to is"iss.
2.
+s $leane fro" t!e co"#laint, t!e #rinci#al relief sou$!t *y t!e
!eirs in t!eir co"#laint is for t!e court a 9uo toissue an injunction
a$ainst Bo%in$o an !is re#resentati)es to #er"anently enjoin
t!e" fro" #re)entin$ t!e sur)eyof t!e su*ject lan. (!e !eirs:
co"#laint !as not sou$!t to reco)er t!e #ossession or o&ners!i#
of t!e su*ject lan.8t is not a #ossessory action. +s suc!, t!e
su*ject "atter of liti$ation is inca#a*le of #ecuniary
esti"ation an#ro#erly co$ni;a*le e3clusi)ely *y t!e court a
9uo, a 'e$ional (rial Court uner Section -> ,-. of BP Bl$. -2>,
asa"ene *y '+ A6>-.
a.
)anila v $:
B8n eter"inin$ &!et!er an action is one t!e su*ject "atter
of &!ic! is not ca#a*le of #ecuniary esti"ation, t!e nature of
t!e #rinci#al action, or re"ey sou$!t "ust first *e ascertaine. 8f
it is#ri"arily for t!e reco)ery of a su" of "oney, t!e clai" is
consiere ca#a*le of #ecuniary esti"ation,
an jurisiction o)er t!e action &ill e#en on t!e a"ount of t!e c
lai". Ho&e)er, &!ere t!e *asic issue isso"et!in$ ot!er t!an t!e
ri$!t to reco)er a su" of "oney, &!ere t!e "oney clai" is #urely
inciental to,or a conse9uence of, t!e #rinci#al relief sou$!t, t!e
action is one &!ere t!e su*ject of liti$ation "ay not *eesti"ate
in ter"s of "oney, &!ic! is co$ni;a*le e3clusi)ely *y 'e$ional
(rial Courts.B
Bokingco v CA
4 May 2006 | Ponente: Callejo, Sr.
Overview: The action involved here is to enjoin Bokingco, et. al.
from committing acts that would tend to prevent the survey of the
subject land. It is not one of a possessory action. s such, the
subject matter of litigation is incapable of pecuniary estimation
and properly cogni!able e"clusively by the #T$ pursuant to B%
&'(, as amended.
-Hei rs of Cel est i no Busa, Hei rs of Fel i ci a Busa-
Panal an t !e Hei rs of Concori a Busa f i l e a
co"#l ai nt f or injunction an a"a$es a$ainst Bo%in$co, et. al.
&it! t!e '(C of Butuan City #rayin$ to enjoin #er"anently t!eacts
of Bo%in$co, et. al. of #re)entin$ t!e sur)ey of lan su*ject "atter
of t!e case.-Bo%i n$co, as one of t !e ef enant s, f i l e
a "ot i on t o i s"i ss al l e$i n$ t !at t !e '(C !as no
j uri si ct i on o)er t !esu*ject "atter of t!e case. +ccorin$ to
!i", t!e issue *et&een t!e #arties in)ol)es t!e #ossession of
lan &it! anassesse )alue of less t!an P20,000 ,i.e. P-4,4-0. so
jurisiction #ro#erly *elon$e to t!e M(C.-'(C: M/ eni e.
'el i ef sou$!t i n t !e co"#l ai nt i s i nj unct i on i n orer
t !at t !e ri $!t t o !a)e t !e su*j ect l an *esur)eye &oul
not *e efeate.-Sec. 2 of '0C 12: + #reli"inary injunction
"ay *e $rante *y t!e court &!ere t!e action or #roceein$
is#enin$.-Bo%in$co file a #etition for certiorari &it! t!e
C+ alle$in$ $ra)e a*use of iscretion.-C+: Petition
is"isse for lac% of "erit. 'e"ey is una)ailin$ *ecause
,-. an orer enyin$ a M/ is interlocutorycannot *e t!e
su*ject of t!e e3traorinary #etition for certiorari or "ana"us4
,2. failure to isclose t!at a "otionfor reconsieration &as file4
,5. i not s!o& t!at t!e court acte &it! $ra)e a*use
of iscretion.-Hence, t !i s #resent #et i t i on f or re)i e& on
cert i orari f i l e *y Bo%i n$co.
Statement of Facts
-Bo%in$co, et. al. file an a##lication for t!e titlin$ of a
#arcel of lan locate at Baan, Butuan City *efore t!e
/67',0ffice of t!e C67'0. 8t a##ears t!at t!e lan in 9uestion
is t!e sa"e lan in!erite *y t!e !eirs of Felicia Busa-Panal
an Concoria Busa, an 'eynalo Busa ,Heirs. fro" t!eir
late fat!er so t!e !eirs file a #rotest a$ainst Bo%in$co, et.
al:s a##lication. Protest &as resol)e in fa)or of t!e !eirs.-(!e
!eirs re9ueste for a Sur)ey +ut!ority to t!e sur)ey t!e
lan. (!is &as su*se9uently aut!ori;e *ut &!en t!esur)ey
$rou# &ent to t!e area su*ject "atter of t!e case, sai
$rou# &as #re)ente fro" enterin$ t!e area *ySP05 /acillo
an Bo%in$co.-Hei rs a)ai l e of t !e Baran$ay <ust i ce
Syst e" t o resol )e t !e cont ro)ersy re$ari n$ t !e
sur)ey *ut t o no a)ai l , Bo%in$co et. al. still refuse to allo&
t!e" to sur)ey t!e lan. + Certificate to File +ction &as
su*se9uently issue*y t!e =u#on$ (a$a"a#aya#a.-
, Se e St a t e "e n t o f t ! e Ca s e . .
Applicable Laws:
-Section -> ,-. of BP -2>, as a"ene: '(C s!all e3ercise
e3clusi)e ori$inal jurisiction in all ci)il actions in &!ic!t!e
su*ject "atter is inca#a*le of #ecuniary esti"ation.
Issues:
-.
?07 C+ err in enyin$ Bo%in$co:s #etition for certiorari
,70.2.?07 jurisiction #ro#erly #ertaine to t!e '(C
,@6S.
Rationale
-.
(!e "ere fact t!at Bo%in$co faile to "o)e for t!e reconsieration
of t!e court a 9uo:s orer enyin$ !is "otion tois"iss &as
sufficient cause for t!e outri$!t is"issal of t!e sai #etition.
Certiorari as a s#ecial ci)il action &ill notlie unless a M' is first
file *efore t!e res#onent court to allo& it an o##ortunity
to correct its errors, if any.Moreo)er, Bo%in$o faile to e)en
alle$e $ra)e a*use of iscretion on t!e #art of t!e court a 9uo in
renerin$ t!eorer enyin$ !is "otion to is"iss.
2.
+s $leane fro" t!e co"#laint, t!e #rinci#al relief sou$!t *y t!e
!eirs in t!eir co"#laint is for t!e court a 9uo toissue an injunction
a$ainst Bo%in$o an !is re#resentati)es to #er"anently enjoin
t!e" fro" #re)entin$ t!e sur)eyof t!e su*ject lan. (!e !eirs:
co"#laint !as not sou$!t to reco)er t!e #ossession or o&ners!i#
of t!e su*ject lan.8t is not a #ossessory action. +s suc!, t!e
su*ject "atter of liti$ation is inca#a*le of #ecuniary
esti"ation an#ro#erly co$ni;a*le e3clusi)ely *y t!e court a
9uo, a 'e$ional (rial Court uner Section -> ,-. of BP Bl$. -2>,
asa"ene *y '+ A6>-.
a.
)anila v $:
B8n eter"inin$ &!et!er an action is one t!e su*ject "atter
of &!ic! is not ca#a*le of #ecuniary esti"ation, t!e nature of
t!e #rinci#al action, or re"ey sou$!t "ust first *e ascertaine. 8f
it is#ri"arily for t!e reco)ery of a su" of "oney, t!e clai" is
consiere ca#a*le of #ecuniary esti"ation,
an jurisiction o)er t!e action &ill e#en on t!e a"ount of t!e c
lai". Ho&e)er, &!ere t!e *asic issue isso"et!in$ ot!er t!an t!e
ri$!t to reco)er a su" of "oney, &!ere t!e "oney clai" is #urely
inciental to,or a conse9uence of, t!e #rinci#al relief sou$!t, t!e
action is one &!ere t!e su*ject of liti$ation "ay not *eesti"ate
in ter"s of "oney, &!ic! is co$ni;a*le e3clusi)ely *y 'e$ional
(rial Courts.B
Acap v. CA
Facts:
*eli"berto Oruma sold his inherited land to $osme %ido,
which land isrented by peti ti oner Teodoro cap. +hen
$osme di ed intestate, hi sheirs e"ecuted a ,-eclaration of
.eirship and +aiver of #ights/ in favorof private respondent 0dy
delos #eyes. #espondent informed petitionerof his claim over the
land, and petitioner paid the rental to him in &(1'..owever in
subse2uent years, petitioner refused to pay the rental,
whichprompted respondent to file a complaint for the
recovery of possessionand damages. %etitioner averred that
he continues to recogni!e %ido asthe owner of the land, and
that he will pay the accumulated rentals to%i do3 s wi dow
upon her return from abroad. The l ower court rul ed
i nfavor of private respondent.
Issues:
4&5 +hether the ,-ecl arati on of .ei rshi p and +ai ver
of #i ghts/ i s arecogni!ed mode of ac2uiring ownership by
private respondent4'5 +hether the said document can be
considered a deed of sale in favorof private respondent
Held:
n asserted ri ght or cl ai m to ownershi p or a real ri ght
over a thi ngarising from a juridical act, however justified,
is not
per se
sufficient togive rise to ownership over the
res
. That right or title must be completed by fulfilling certain
conditions imposed by law. .ence, ownership andreal rights
are ac2uired only pursuant to a legal mode or process.
+hilet i t l e i s t h e j u r i d i c a l j u s t i f i c a t i o n , mo d e i s
t h e a c t u a l p r o c e s s o f ac2uisition or transfer of ownership
over a thing in 2uestion.In a $ontract of 6ale, one of the
contracting parties obligates himself totransfer the
ownershi p of and to del i ver a determi nate thi ng, and
theother party to pay a price certain in money or its
e2uivalent.

7pon theother hand, a declaration of heirship and waiver of
rights operates as apubl i c i nstrument when fil ed wi th
the #egi stry of -eeds whereby theintestate hei rs
adj udi cate and di vi de the estate l eft by the
decedent a mo n g t h e ms e l v e s a s t h e y s e e f i t . I t i s
i n e f f e c t a n e " t r a j u d i c i a l s et t l ement bet ween t he
hei r s under #ul e 89 of t he #ul es of $our t .
DEPRA V. DUMLAO 136 SCRA 475
Jul 4

FACTS:
Francisco Depra, is the owner of a parcel of land registered, situated in the municipality of Dumangas, Iloilo.
Agustin Dumlao, defendant-appellant, owns an adoining lot. !hen D"#$A% constructed his house on his lot, the
&itchen thereof had encroached on an area of thirty four '()* s+uare meters of D,-.A/s property, After the
encroachment was disco0ered in a relocation sur0ey of D,-.A/s lot made on 1o0em2er 3,4563, his mother, 7eatri8
Depra after writing a demand letter as&ing D"#$A% to mo0e 2ac& from his encroachment, filed an action for
"nlawful Detainer. Said complaint was later amended to include D,-.A as a party plaintiff. After trial, the
#unicipal Court found that D"#$A% was a 2uilder in good faith, and applying Article ))9 of the Ci0il Code.
D,-.A did not accept payment of rentals so that D"#$A% deposited such rentals with the #unicipal Court. In this
case, the #unicipal Court, acted without urisdiction, its Decision was null and 0oid and cannot operate as res
judicata to the su2ect complaint for :ueting of Title. The court conceded in the #Cs decision that Dumlao is a
2uilder in good faith.
;eld: %wner of the land on which impro0ement was 2uilt 2y another in good faith is entitled to remo0al of
impro0ement only after landowner has opted to sell the land and the 2uilder refused to pay for the same. .es
udicata doesn/t apply wherein the first case was for eectment and the other was for +uieting of title.
A.T. ))9. The owner of the land on which anything has 2een 2uilt sown or planted in good faith, shall ha0e the
right to appropriate as his own the wor&s, sowing or planting, after payment of the indemnity pro0ided for in articles
<)= and <)9, or to o2lige the one who 2uilt or planted to pay the price of the land, and the one who sowed, the
proper rent.
;owe0er, the 2uilder or planter cannot 2e o2liged to 2uy the land if its 0alue is considera2ly more than that of the
2uilding or trees. In such case, he shall pay reasona2le rent, if the owner of the land does not choose to appropriate
the 2uilding or trees after proper indemnity. The parties shall agree upon the terms of the lease and in case of
disagreement, the court shall fi> the terms thereof.
DEPRA V. DUMLAO
DEPRA vs. DUMLAOFACTS:
Dumlao is the o!e" o# a $a"%el o# la!& i! 'loilo( hile De$"a o!s the
lot a&)oi!i!* his.Dumlao +uilt his house o! his o! la!&( +ut the ,it%he!
e!%"oa%he& a+out 34 s-.m o! De$"a.s $"o$e"t/. U$o! #i!&i!* this(
De$"a0s mom o"&e"e& Dumlao to mo1e +a%, #"om hise!%"oa%hme!t(
the! su+se-ue!tl/ #ile& a! a%tio! #o" u!la#ul &etai!e" a*ai!st
Dumlao.2he loe" %ou"t #ou!& that Dumlao as a +uil&e" i! *oo& #aith(
a!& o"&e"e& him to $a/ "e!t3PhP5.445mo!th6 7 #o"%e& lease +etee! the
$a"ties. De$"a "e#use& to a%%e$t the "e!tals soDumlao &e$osite& this ith
the M2C. 8eithe" $a"t/ a$$eale& )u&*me!t so this +e%ame #i!al
a!&e9e%uto"/.1 /ea" late"( thou*h( De$"a #ile& a! %om$lai!t #o" :uieti!*
o# 2itle. Dumlao %o!teste& this(stati!* that the suit is +a""e& +/ "es
)u&i%ata. ;ut De$"a a1e""e& that the loe" %ou"t &i& !ot ha1e )u"is&i%tio!
to "ule o! e!%um+"a!%es o# "eal $"o$e"t/ 7 o!l/ the C<' has )u"is&i%tio!.
A %ase to-uiet title as also i!stitute& he"ei! De$"a as hel& to +e the
o!e" o# the la!&.
ISSUE:
1. =hethe" o" !ot "es )u&i%ata oul& a$$l/ to the %ase at +a">?. =hethe"
o" !ot the la!& o!e" %a! +e %om$elle& to a%%e$t "e!t $a/me!ts +/ the
%ou"t 3ith +oth L
O
a!& ;PS +ei!* i! *oo& #aith6>
HELD:
'! the #i"st issue( "es )u&i%ata oul& !ot a$$l/ shoul& the #i"st %ase +e
o!e #o" e)e%tme!t a!& theothe" #o" -uieti!* o# title. A"ti%le 44@ o# the
Ci1il Co&e $"o1i&es that the la!& o!e" has ?o$tio!s 7 to +u/ the
+uil&i!* o" to sell5"e!t his la!&. 2his is so +e%ause the "i*hts o# the
o!e" o# the la!& is ol&e"( a!& +/ the $"i!%i$le o# a%%essio!( he also has
a "i*ht to the a%%esso"ies.2he Cou"t "ema!&e& the %ase to the R2C to
&ete"mi!e the #ai" $"i%e o# the la!&( the e9$e!sesi!%u""e& +/ the ;PS
3Dumlao6( the i!%"ease i! 1alue o# the la!&( a!& hethe" the 1alue o#
thela!& is %o!si&e"a+l/ mo"e tha! the 1alue o# the ,it%he! +uilt o! it.
2he R2C shall the! *i1eDe$"a 15 &a/s to e9e"%ise su%h o$tio!.
$"o$e"t/. U$o! #i!&i!* this( De$"a0s mom o"&e"e& Dumlao to mo1e
+a%, #"om hise!%"oa%hme!t( the! su+se-ue!tl/ #ile& a! a%tio! #o"
u!la#ul &etai!e" a*ai!st Dumlao.2he loe" %ou"t #ou!& that Dumlao
as a +uil&e" i! *oo& #aith( a!& o"&e"e& him to $a/ "e!t3PhP5.445mo!th6
7 #o"%e& lease +etee! the $a"ties. De$"a "e#use& to a%%e$t the "e!tals
soDumlao &e$osite& this ith the M2C. 8eithe" $a"t/ a$$eale&
)u&*me!t so this +e%ame #i!al a!&e9e%uto"/.1 /ea" late"( thou*h( De$"a
#ile& a! %om$lai!t #o" :uieti!* o# 2itle. Dumlao %o!teste& this(stati!*
that the suit is +a""e& +/ "es )u&i%ata. ;ut De$"a a1e""e& that the loe"
%ou"t &i& !ot ha1e )u"is&i%tio! to "ule o! e!%um+"a!%es o# "eal $"o$e"t/
7 o!l/ the C<' has )u"is&i%tio!. A %ase to-uiet title as also i!stitute&
he"ei! De$"a as hel& to +e the o!e" o# the la!&.
DOMINICA CUTANDA V. HEIRS OF
ROBERTO CUTANDA
FACTS:
Roberto Cutanda owned 2 parcels of land in Bohol, and upon his death, his children became owners
of said land by inheritance. They left Bohol and established residence in Leyte. In 1988, they
returned to Bohol hoping to work on the land that was left to them. However, they discovered that
these lands were already in the possession of their relativesheirs of their uncles and aunts.
Petitioners averred that the land in question is actually owned by their late uncle, Anastacio Cutanda,
who died without children, and left the lands to his siblings, one of which was Roberto Cutanda.
Furthermore, they claim rightful ownership of the land as they have been in open, contiguous,
adverse, and uninterrupted possession of these for about 55 years.
The trials court found for the Petitioners. However, the CA reversed the RTCs decision.
ISSUE:
Whether or not the rights of the heirs of Roberto Cutanda have already prescribed, thus, giving
rightful ownership to the Petitioners?
HELD:
The action brought by the respondents to the court was one of accion publiciana to recover the right
to possession and to be declared rightful owners of the land. Since the complaint actually put in
issue the ownership of the land, it should thus be treated properly as an accion reinvindicatoria.
Nevertheless, both have already prescribed as these rights are extinguished if not brought within 10
years from dispossession. Therefore, the petitioners have indeed acquired possession and
ownership of the land in question by prescription, as the respondents failed to bring this action only
55 years later.
ROBERTO CUTANDA
FACTS:
ISSUE:
HELD:
55 years later.
ROBERTO CUTANDA
FACTS:
ISSUE:
HELD:
55 years later
FACTS:
PR brought an action for recovery of possession of parcels of land they alleged to have been
owned by their grandfather and later on inherited by his children. They intended to work
personally on the lands but was
frustrated as it was being occupied by the petitioners. PR then prayed that they be declared
owners of 1/5 of the subject real properties and that petitioners be ordered to return to them
said properties. Trial court held that the petitioners owned the land through prescription.

HELD:
Private respondents action is barred by prescription. An accion publiciana to recover the right to
possession and to be declared owners of the subject lands. Their complaint surely put in issue the
ownership of the lands. It may thus be properly treated as an accion reivindicatoria. These
two remedies must be availed of within 10 years from dispossession.
HEIRS OF VENCILAO V. CA
One may not acquire property by prescription when that property is titled to another under the
Torrens System. It does not even matter whether occupation by the adverse claimant was open,
notorious and continuous. As long as the TCT is in someone elses name, the property belongs to
person who holds the TCT
FACTS:
On Feb 12, 1990, the heirs of Vencilao filed a complaint to quiet the title and recover a piece of land
against spouses Gepalgo.
Said heirs asserted that they acquired the land from their father who was in open, peaceful and
notorious enjoyment of the same. They presented tax declarations to prove said ownership
On the other hand, the Gepalgo spouses denied the claim and for proof as registered owners,
presented TCT No. 16042 which they acquired on public auction from the PNB.
RTC ruled in favor of Vencilao because the latter had been in possession, cultivation and enjoyment
for more than 30 years- long before a title was ever issued to the Gepalgos.
Upon appeal, the CA reversed and awared the property to Gepalgos because the latter were buyers
in good faith and holders in due course. Furthermore, they held a Torrens Title. That was the gold
standard of ownership for registered land.
Naturally, the heirs of Vencilao trooped to the Supreme Court.
ISSUE:
Whether or not the Gepalgos had better right to the land.
HELD:
No.The RTC erroneously found for the petitioners. True, the Vencilaos enjoyed the property for more
than 30 years. However, prescription does not run against registered land. No one may acquire by
prescription or adverse possession land that is titled and registered even if occupation is adverse,
open and notorious. A Certificate of Title is absolute and unbeatable evidence of ownership in favor
of the person whose name appears upon it. It binds the whole world.
HEIRS OF VENCILAO V. CA
One may not acquire property by prescription when that property is titled to another under the
Torrens System. It does not even matter whether occupation by the adverse claimant was open,
notorious and continuous. As long as the TCT is in someone elses name, the property belongs to
person who holds the TCT
FACTS:
On Feb 12, 1990, the heirs of Vencilao filed a complaint to quiet the title and recover a piece of land
against spouses Gepalgo.
Said heirs asserted that they acquired the land from their father who was in open, peaceful and
notorious enjoyment of the same. They presented tax declarations to prove said ownership
On the other hand, the Gepalgo spouses denied the claim and for proof as registered owners,
presented TCT No. 16042 which they acquired on public auction from the PNB.
RTC ruled in favor of Vencilao because the latter had been in possession, cultivation and enjoyment
for more than 30 years- long before a title was ever issued to the Gepalgos.
Upon appeal, the CA reversed and awared the property to Gepalgos because the latter were buyers
in good faith and holders in due course. Furthermore, they held a Torrens Title. That was the gold
standard of ownership for registered land.
Naturally, the heirs of Vencilao trooped to the Supreme Court.
ISSUE:
Whether or not the Gepalgos had better right to the land.
HELD:
No.The RTC erroneously found for the petitioners. True, the Vencilaos enjoyed the property for more
than 30 years. However, prescription does not run against registered land. No one may acquire by
prescription or adverse possession land that is titled and registered even if occupation is adverse,
open and notorious. A Certificate of Title is absolute and unbeatable evidence of ownership in favor
of the person whose name appears upon it. It binds the whole world.
;,I.S %F ?,1CI$A%, S.. ?. C%".T %F A--,A$S
399 SC.A <6)

FACTS:
Petitioners sought the quieting of title, recovery of possession and ownership over a parcel
of land. They allege that they are the rightful owners, having inherited the land from their
father. The private respondents contend on the other hand that they are the rightful owners,
getting rightful ownership from buying the land through a public auction by PNB. The trial court held
in favor of the petitioners while the CA reversed the decision.

HELD:
1. The rule is settled that prescription doesnt run against registered landa title, once
registered, cannot be defeated even by adverse, open and notorious possession.
2. In order that an action for recovery of ownership of real property may prosper, the person
who claims that he has a better right to it must prove not only his ownership of the
same but also satisfactorily prove the identity thereof.
3. As a general rule, where the certificate of title is in the name of the vendor when the
land is sold, the vendee for value has the right to rely on what appears on the face of the
title though, by way of exception, the vendee is required to make the necessary inquiries if
there is anything in the certificate of title which indicate any cloud or vice in the ownership of
the property.
4. Identity of the land doctrine;,I.S %F ?,1CI$A%, S.. ?.
C%".T %F A--,A$S
399 SC.A <6)

FACTS:
Petitioners sought the quieting of title, recovery of possession and ownership over a parcel
of land. They allege that they are the rightful owners, having inherited the land from their
father. The private respondents contend on the other hand that they are the rightful owners,
getting rightful ownership from buying the land through a public auction by PNB. The trial court held
in favor of the petitioners while the CA reversed the decision.

HELD:
1. The rule is settled that prescription doesnt run against registered landa title, once
registered, cannot be defeated even by adverse, open and notorious possession.
2. In order that an action for recovery of ownership of real property may prosper, the person who
claims that he has a better right to it must prove not only his ownership of the same but also
satisfactorily prove the identity thereof.
3. As a general rule, where the certificate of title is in the name of the vendor when the land is
sold, the vendee for value has the right to rely on what appears on the face of the title though,
by way of exception, the vendee is required to make the necessary inquiries if there is anything in
the certificate of title which indicate any cloud or vice in the ownership of the property.
4. Identity of the land doctrine
2A'RD D'V'S'O8
[G.R. No. 138!1. "#$% &' ())1*
PHILIPPINE ECONOMIC +ONE AUTHORIT,
-PE+A.' petitioner' vs. HON. RUMOLDO R. FERNANDE+' R%/0o$a1
T20a1 Co#23 o4 Lap#5Lap# C036 -72a$c8 94.: a$; 38% H%02s o4 38%
D%c%as%; Spo#s%s "UAN CUI+ON a$; FLORENTINA
RAPA,A' respondents.
D E C I S I O N
PANGANI7AN' J.:
A! a%tio! #o" "e%o!1e/a!%e o# la!&( a! e-uita+le "eme&/ "e%o*!iBe& u!&e" ou" la!&
"e*ist"atio! las( is su+)e%t to the a$$li%a+le "ules o! $"es%"i$tio!. Mo"eo1e"( the "i*ht to $u"sue
su%h "ei1i!&i%ato"/ a%tio! ma/ +e &e#eate& he! the $"o$e"t/ sou*ht to +e "e%o1e"e& has +ee!
%o!1e/e& to a! i!!o%e!t $u"%hase" #o" 1alue.
T8% Cas%
;e#o"e this Cou"t is a Petitio! #o" Re1ie o! Certiorari u!&e" Rule 45 o# the Rules o# Cou"t(
see,i!* to set asi&e the Ju!e @( 1CCC De%isio!
D1E
o# the Cou"t o# A$$eals 3CA6 i! CAFGR SP 8o.
47575. '! the sai& De%isio!( the CA sustai!e& the Ja!ua"/ 1?( 1CC@
D?E
a!& the Ma"%h 31(
1CC@
D3E
O"&e"s o# the Re*io!al 2"ial Cou"t o# La$uFLa$u Cit/ 3;"a!%h 546 i! Ci1il Case 8o.
4534FL( hi%h &e!ie& $etitio!e".s Motio! to Dismiss a!& Motio! #o" Re%o!si&e"atio!(
"es$e%ti1el/. 2he &is$ositi1e $o"tio! o# the CA De%isio! "ea&s as #ollosH
I=AERE<ORE( Dthe"e +ei!*E !o a+use o# &is%"etio! %ommitte& +/ "es$o!&e!t %ou"t(
the i!sta!t $etitio! is he"e+/ D'SM'SSED.J
T8% Fac3s
2he su+)e%t o# the $"ese!t %o!t"o1e"s/ is Lot 8o. 4673 o# the O$o! Ca&ast"e situate& i!
La$uFLa$u Cit/( %o1e"e& +/ O"i*i!al Ce"ti#i%ate o# 2itle 3OC26 8o. ROF?537 3Ma/ 1C( 1C@?6
a!& "e*iste"e& i! the !ames o# <lo"e!ti!a Ra$a/a( Vi%to"i!o CuiBo!( 'si&"o CuiBo!( U"sula
CuiBo!( ;e!ito LoBa!o( 'sa+el LoBa!o( Pela*ia LoBa!o( Au*usto LoBa!o( Vale"ia!o K+aLeB(
Jesus K+aLeB( 8ume"ia!o K+aLeB( Ma"ti!o K+aLeB( Euti-uio Patali!*hu*( Cele&o!io
Patali!*hu*( Sa!tia*o Patali!*hu* a!& Sil1i!o Patali!*hu*. 2he lot has a! a"ea o# 11(345 s-ua"e
mete"s( mo"e o" less.
O! Ma/ 15( 1C@?( Jo"*ea '*otFSo"oLo( <"is%a ;oo% a!& <eli9 CuiBo! e9e%ute& a!
E9t"a)u&i%ial Pa"titio!( i! hi%h the/ &e%la"e& themsel1es as the o!l/ su"1i1i!* hei"s o# the
"e*iste"e& o!e"s o# the a#o"esai& lot. Co!se-ue!tl/( the/ e"e issue& 2C2 8o. 1?467 o! Jul/ @(
1C@?.
Co!si&e"i!* that the sai& lot as amo!* the o+)e%ts o# e9$"o$"iatio! $"o%ee&i!*s &o%,ete&
as Ci1il Case 8o 514FL a!& $e!&i!* +e#o"e it( ;"a!%h MV' o# the Re*io!al 2"ial Cou"t 3R2C6 o#
La$uFLa$u Cit/ "e!&e"e& a $a"tial De%isio! o! Au*ust 11( 1C@?. '! that De%isio!( the R2C
a$$"o1e& the Com$"omise A*"eeme!t e!te"e& i!to +etee! the E9$o"t P"o%essi!* No!e
Autho"it/ 3EPNA6 a!& the !e "e*iste"e& o!e"s o# Lot 8o. 4673O !amel/( Jo"*ea '*otFSo"oLo(
<"is%a ;oo% a!& <eli9 CuiBo!. '! a%%o"&a!%e ith the a$$"o1e& Com$"omise A*"eeme!t( EPNA
oul& $a/ P6@(474 as )ust %om$e!satio! #o" the e9$"o$"iatio! o# the su+)e%t $"o$e"t/( hi%h as
to +e use& #o" a! e9$o"t $"o%essi!* Bo!e to +e esta+lishe& i! La$uFLa$u Cit/.
As a %o!se-ue!%e o# the R2C De%isio!( $etitio!e" a%-ui"e& title o1e" Lot 8o. 4673 a!& the
%o""es$o!&i!* 2"a!s#e" Ce"ti#i%ate o# 2itle 32C26 8o. 1?7@@ issue& +/ the Re*iste" o# Dee&s o#
La$uFLa$u Cit/ o! O%to+e" 13( 1C@?.
O! Jul/ ?C( 1CC6( $"i1ate "es$o!&e!ts #ile& ith the R2C o# La$uFLa$u Cit/ a Com$lai!t
#o" 8ullit/ o# Do%ume!ts( Re&em$tio! a!& Dama*es a*ai!st $etitio!e" a!& Jo"*eaF'*ot So"oLo et
al. Do%,ete& as Ci1il Case 8o. 4534FL( the Com$lai!t alle*e& that he"ei! $"i1ate "es$o!&e!ts
ha& +ee! e9%lu&e& #"om the e9t"a)u&i%ial settleme!t o# the estate. 't li,eise sou*ht the
!ulli#i%atio! o# se1e"al &o%ume!ts( i!%lu&i!* 2C2 8o. 1?7@@ &ate& O%to+e" 13( 1CC?( issue& i!
the !ame o# he"ei! $etitio!e".
O! <e+"ua"/ 17( 1CC7( $etitio!e" #ile& a Motio! to Dismiss the Com$lai!t o! the *"ou!& o#
$"es%"i$tio!. 2his Motio! as &e!ie& +/ "es$o!&e!t )u&*e i! the O"&e" &ate& Ja!ua"/ 1?(
1CC@. A Motio! #o" Re%o!si&e"atio! the"eo# as li,eise &e!ie& i! the O"&e" &ate& Ma"%h 31(
1CC@.
O! A$"il 34( 1CC@( $etitio!e" ele1ate& the matte" to the Cou"t o# A$$eals th"ou*h a Petitio!
#o" Ce"tio"a"i. As ea"lie" !ote&( the CA &ismisse& the Petitio!.
Ae!%e( this "e%ou"se.
D4E
T8% CA R#10$/
'! &e!/i!* the Petitio!( the CA "atio%i!ate& as #ollosH
ICi1il Case 8o. 4534FL althou*h i!stitute& i! the *uise o# a %om$lai!t #o" 8ullit/ o#
Do%ume!ts( Re&em$tio! a!& Dama*es is i! e##e%t a! a%tio! #o" "e%o!1e/a!%e o# the
$"o$e"t/ to $lai!ti##s o# a $o"tio! hi%h "i*ht#ull/ +elo!* to them. 't oul& +e a*ai!st
*oo& "easo! a!& %o!s%ie!%e !ot to hol& that &e#e!&a!ts( <"a!%is%a P<"is%a. ;oo%( hei"s
o# &e%ease& Jo"*DeEa '*otFSo"o!io a!& hei"s o# <eli9 CuiBo! %ommitte& a +"ea%h o#
t"ust hi%h e!a+le& them to e9e%ute a Dee& o# E9t"a)u&i%ial Pa"titio!D(E S$e%ial Poe"
o# Atto"!e/ a!& Dee& o# A+solute Sale i! #a1o" o# EPNA to the $"e)u&i%e o# the
$lai!ti##s as thei" %oFhei"s. 2he"e#o"e( i! a! a%tio! li,e this %ase( the $"i1ate
"es$o!&e!ts ma/ +e o"&e"e& to ma,e "e%o!1e/a!%e o# the $"o$e"t/ to the $e"so!
"i*ht#ull/ e!title& to it.
I't is u!&e!ia+le that &e#e!&a!ts &e#"au&e& $lai!ti##s +/ #alsel/ "e$"ese!ti!* that the/
e"e the o!l/ hei"s o# &e%ease& Jua! CuiBo! a!& <lo"e!ti!a Ra$a/a( su%%ee&e& i!
ha1i!* the o"i*i!al title %a!%elle& a!& e!a+li!* them to a$$"o$"iate the la!& i! #a1o"
o# EPNA a!& a !e o!e issue& i! the !ame o# the latte" 3EPNA6. 2his a/ o#
a%-ui"i!* title %"eateDsE hat is %alle& P%o!st"u%ti1e t"ust. i! #a1o" o# the &e#"au&e&
$a"t/ a!& *"a!ts the latte" the "i*ht to 1i!&i%ate Ditsel#E 9 9 9 "e*a"&less o# the la$se o#
time. 2hus( it has +ee! hel& that i# a $e"so! o+tai!3s6 a le*al title to the $"o$e"t/ +/
#"au& o" %o!%ealme!t( %ou"ts o# e-uit/ ill im$"ess u$o! the title a so %alle& Pt"ust. i!
#a1o" o# the &e#"au&e& $a"t/. '! #a%t( it has lo!* +ee! hel& that a %oFhei" ho th"ou*h
#"au&( su%%ee&s i! o+tai!i!* a %e"ti#i%ate o# title i! his !ame to the $"e)u&i%e o# his %oF
hei"s( is &eeme& to hol& the la!& i! t"ust #o" the latte". 2he e9%lu&e& hei".s a%tio! is
im$"es%"i$ti+le.
IA!& i# the a%tio! i!1ol1e3s6 the &e%la"atio! o# the !ullit/ o" i!e9iste!%e o# a 1oi& o"
i!e9iste!t %o!t"a%t hi%h +e%ame the +asis #o" the #"au&ule!t "e*ist"atio! o# the
su+)e%t $"o$e"t/( the! the a%tio! is im$"es%"i$ti+le. 2his #i!&s %o&al su$$o"t i! A"ti%le
1414 o# the Ci1il Co&e( hi%h &e%la"es that the a%tio! o" &e#e!se #o" the &e%la"atio! o#
the i!e9iste!%e o# a 1oi& %o!t"a%t &oes !ot $"es%"i+e.
IAs to the %o!st"u%ti1e !oti%e "ule alle*e& +/ the $etitio!e"( 3the6 Su$"eme Cou"t i!
the %ase o# Jua! 1s. Nu!i*a( %iti!* Se1illa 1s. A!*eles( has this to sa/H
Q=hile this "uli!* is %o""e%t as a$$lie& to o"&i!a"/ a%tio!s +/ "e%o1e"/ o# "eal
$"o$e"t/ hi%h is %o1e"e& +/ a to""e!s title u$o! the theo"/ that its
"e*ist"atio! u!&e" ou" "e*ist"atio! s/stem has the e##e%t o# %o!st"u%ti1e !oti%e
to the hole o"l&( the same %a!!ot +e a$$lie& 9 9 9 he! the $u"$ose o# the
a%tio! is to %om$el a t"ustee to %o!1e/ the $"o$e"t/ "e*iste"e& i! his !ame #o"
the +e!e#it o# the %estui -ue t"ust. '! othe" o"&s( the &e#e!se o# $"es%"i$tio!
%a!!ot +e set u$ i! a! a%tio! hose $u"$ose is to "e%o1e" $"o$e"t/ hel& +/ a
$e"so! #o" the +e!e#it o# a!othe"..
T8% Iss#%s
Petitio!e" i!te"$oses the #olloi!* issues #o" the %o!si&e"atio! o# this Cou"tH
<I
=hethe" o" !ot the a$$ellate %ou"t e""e& i! !ot hol&i!* that $"i1ate "es$o!&e!ts. %laim
a*ai!st e9$"o$"iate& $"o$e"t/ ha& $"es%"i+e&.
<II
=hethe" o" !ot the a$$ellate %ou"t e""e& i! !ot hol&i!* that "e%o!1e/a!%e &oes !ot lie
a*ai!st the e9$"o$"iate& $"o$e"t/.J
D5E
T8% Co#23=s R#10$/
2he Petitio! is me"ito"ious.
F02s3 Iss#%: Prescription
Petitio!e" a1e"s that $"i1ate "es$o!&e!ts. %laim a*ai!st the su+)e%t $"o$e"t/ has al"ea&/
$"es%"i+e&( +e%ause the toF/ea" $e"io& ithi! hi%h a! u!&ul/ e9%lu&e& hei" ma/ see, a !e
settleme!t o# the estate ha& al"ea&/ la$se& +/ the time $"i1ate "es$o!&e!ts #ile& thei" a%tio! ith
the t"ial %ou"t. Petitio!e" #u"the" a"*ues that $"i1ate "es$o!&e!ts "e%ei1e& %o!st"u%ti1e !oti%e i!
1ie o# the "e*ist"atio! o# the e9t"a)u&i%ial $a"titio! ith the Re*ist"/ o# Dee&s. A%%o"&i!* to
$etitio!e"( the toF/ea" $e"io& %omme!%e& #"om Jul/ @( 1C@?( the &ate o# i!s%"i$tio! o# the
e9t"a)u&i%ial settleme!t o! OC2 8o. ?537.
2he $e"ti!e!t $"o1isio!s o# Se%tio! 4( Rule 74 o# the Rules o# Cou"t( a"e "e$"o&u%e& #o" eas/
"e#e"e!%e( as #ollosH
ISe%tio! 4. Liability of distributees and estate. - If it shall appear at any time within
two (2) years after the settlement and distribution of an estate i! a%%o"&a!%e ith the
$"o1isio!s o# eithe" o# the #i"st to se%tio!s o# this "ule( that an heir or other person
has been unduly deprived of his lawful participation in the estate, such heir or such
other person may compel the settlement of the estate in the courts in the manner
hereinafter provided for the purpose of satisfying such lawful participation. A!& i#
ithi! the same time o# to 3?6 /ea"s( it shall a$$ea" that the"e a"e &e+ts outsta!&i!*
a*ai!st the estate hi%h ha1e !ot +ee! $ai&( o" that a! hei" o" othe" $e"so! has +ee!
u!&ul/ &e$"i1e& o# his la#ul $a"ti%i$atio! $a/a+le i! mo!e/( the %ou"t ha1i!*
)u"is&i%tio! o# the estate ma/( +/ o"&e" #o" that $u"$ose( a#te" hea"i!*( settle the
amou!t o# su%h &e+ts o" la#ul $a"ti%i$atio! a!& o"&e" ho mu%h a!& i! hat ma!!e"
ea%h &ist"i+utee shall %o!t"i+ute i! the $a/me!t the"eo#( a!& ma/ issue e9e%utio!( i#
%i"%umsta!%es "e-ui"e( a*ai!st the +o!& $"o1i&e& i! the $"e%e&i!* se%tio! o" a*ai!st
the "eal estate +elo!*i!* to the &e%ease&( o" +oth. Su%h +o!& a!& su%h "eal estate shall
"emai! %ha"*e& ith a lia+ilit/ to %"e&ito"s( hei"s( o" othe" $e"so!s #o" the #ull $e"io&
o# to 3?6 /ea"s a#te" su%h &ist"i+utio!( !otithsta!&i!* a!/ t"a!s#e"s o# "eal estate
that ma/ ha1e +ee! ma&e.J 3Em$hasis su$$lie&6
A $e"usal o# the #o"e*oi!* $"o1isio! ill sho that $e"so!s u!&ul/ &e$"i1e& o# thei" la#ul
$a"ti%i$atio! i! a settleme!t ma/ asse"t thei" %laim o!l/ ithi! the toF/ea" $e"io& a#te" the
settleme!t a!& &ist"i+utio! o# the estate. 2his $"es%"i$tio! $e"io& &oes !ot a$$l/( hoe1e"( to
those who had no part in or had no notice of the settlement. Se%tio! 4( Rule 74 o# the Rules o#
Cou"t( is !ot mea!t to +e a statute o# limitatio!s. Mo"eo1e"( +/ !o "easo! o" lo*i% %a! o!e
%o!te!& that a! e9t"a)u&i%ial $a"titio!( +ei!* me"el/ a! ex parte $"o%ee&i!*( oul& a##e%t thi"&
$e"so!s ho ha& !o ,!ole&*e the"eo#.
D6E
Be that as it may, it cannot be denied, either, that by its
registration in the manner provided by law, a transaction may be known actually or
constructively.
'! the $"ese!t %ase( $"i1ate "es$o!&e!ts a"e &eeme& to ha1e +ee! %o!st"u%ti1el/ !oti#ie& o#
the e9t"a)u&i%ial settleme!t +/ "easo! o# its "e*ist"atio! a!& a!!otatio! i! the %e"ti#i%ate o# title
o1e" the su+)e%t lot. <"om the time o# "e*ist"atio!( $"i1ate "es$o!&e!ts ha& to 3?6 /ea"s o" u!til
Jul/ @( 1C@4( ithi! hi%h to #ile thei" o+)e%tio!s o" to &ema!& the a$$"o$"iate settleme!t o# the
estate.
O! the matte" o# %o!st"u%ti1e !oti%e 1isFRF1is $"es%"i$tio! o# a! a%tio! to %o!test a!
e9t"a)u&i%ial $a"titio!( a lea&i!* autho"it/ o! la!& "e*ist"atio! elu%i&ates as #ollosH
IWhile it may be true that an etra!udicial partition is an e parte proceeding, yet
after its registration under the "orrens system a!& the a!!otatio! o! the !e
%e"ti#i%ate o# title o# the %o!ti!*e!t lia+ilit/ o# the estate #o" a $e"io& o# to /ea"s as
$"es%"i+e& i! Rule 74( Se%tio! 4( o# the Rules o# Cou"t( by operation of law a
constructive notice is deemed made to all the world, so that upon the epiration of
said period all third persons should be barred #from going$ after the particular
property( e9%e$t he"e title the"eto still "emai!s i! the !ames o# the alle*e& hei"s ho
e9e%ute& the $a"titio! tai!te& ith #"au&( o" thei" t"a!s#e"ees ho ma/ !ot -uali#/ as
Pi!!o%e!t $u"%hase"s #o" 1alue.. If the liability of the registered property should
extend indefinitely beyond that period, then such constructive notice which binds the
whole world by virtue of registration would be meaningless and illusory. 9 9
9.J
D7E
3Em$hasis su$$lie&6
2he o!l/ e9%e$tio! to the a+o1eFme!tio!e& $"es%"i$tio! is he! the title "emai!s i! the
ha!&s o# the hei"s ho ha1e #"au&ule!tl/ %ause& the $a"titio! o# the su+)e%t $"o$e"t/ o" i! those
o# thei" t"a!s#e"ees ho %a!!ot +e %o!si&e"e& i!!o%e!t $u"%hase"s #o" 1alue.
'! this "e*a"&( title to the $"o$e"t/ i! the $"ese!t %ase as !o lo!*e" i! the !ame o# the
alle*e&l/ #"au&ule!t hei"s( +ut al"ea&/ i! that o# a! i!!o%e!t $u"%hase" #o" 1alue S the
*o1e"!me!t. Mo"eo1e"( the *o1e"!me!t is $"esume& to ha1e a%te& i! *oo& #aith i! the
a%-uisitio! o# the lot( %o!si&e"i!* that title the"eto as o+tai!e& th"ou*h a Com$"omise
A*"eeme!t )u&i%iall/ a$$"o1e& i! $"o$e" e9$"o$"iatio! $"o%ee&i!*s.
E1e! assumi!* that the"e as i! #a%t #"au& o! the $a"t o# the othe" hei"s( $"i1ate "es$o!&e!ts
ma/ $"o%ee& o!l/ a*ai!st the &e#"au&i!* hei"s( !ot a*ai!st $etitio!e" hi%h ha& !o $a"ti%i$atio!
i! o" ,!ole&*e o# the alle*e& #"au&. 2he #a%t that the %oFhei"s. title to the $"o$e"t/ as
#"au&ule!tl/ se%u"e& %a!!ot $"e)u&i%e the "i*hts o# $etitio!e" hi%h( a+se!t a!/ shoi!* that it
ha& ,!ole&*e o" $a"ti%i$atio! i! the i""e*ula"it/( is %o!si&e"e& a $u"%hase" i! *oo& #aith a!& #o"
1alue.
D@E
2he "eme&/ o# a! o!e" alle*e& to ha1e +ee! $"e)u&i%e& o" #"au&ule!tl/ &e$"i1e& o#
$"o$e"t/ that as su+se-ue!tl/ sol& to a! i!!o%e!t $u"%hase" #o" 1alue is a! a%tio! #o" &ama*es
a*ai!st the $e"so! o" $e"so!s ho $e"$et"ate& the #"au&.
DCE
S%co$; Iss#%: %imitations on &econveyance
2he la "e%o*!iBes the "i*ht o# a $e"so!( ho( +/ a&)u&i%atio! o" %o!#i"matio! o# title
o+tai!e& +/ a%tual #"au&( is &e$"i1e& o# a! estate o" a! i!te"est the"ei!.
D14E
Althou*h a "e1ie o#
the &e%"ee o# "e*ist"atio! is !o lo!*e" $ossi+le a#te" the o!eF/ea" $e"io& #"om its e!t"/ e9$i"es(
still a1aila+le is a! e-uita+le "eme&/ to %om$el the "e%o!1e/a!%e o# $"o$e"t/ to those ho ma/
ha1e +ee! "o!*#ull/ &e$"i1e& o# it.
D11E
2his e-uita+le "eme&/ a##o"&e& +/ la is !ot ithout
limitatio!s( hoe1e".
A! a%tio! #o" "e%o!1e/a!%e "esulti!* #"om #"au& $"es%"i+es #ou" /ea"s #"om the &is%o1e"/ o#
the #"au&O su%h &is%o1e"/ is &eeme& to ha1e ta,e! $la%e u$o! the issua!%e o# the %e"ti#i%ate o#
title o1e" the $"o$e"t/. egistration of real property is considered a constructive notice to all
persons and, thus, the four-year period shall be counted therefrom.
D1?E
Clea"l/ the!( $"i1ate
"es$o!&e!ts. a%tio! #o" "e%o!1e/a!%e +ase& o! #"au& has al"ea&/ $"es%"i+e&( %o!si&e"i!* that title
to sai& $"o$e"t/ ha& +ee! issue& a/ +a%, o! Au*ust 11( 1C@?( hile the "ei1i!&i%ato"/ suit as
i!stitute& o!l/ o! Jul/ ?C( 1CC6.
E1e! a! a%tio! #o" "e%o!1e/a!%e +ase& o! a! im$lie& o" a %o!st"u%ti1e t"ust oul& ha1e
al"ea&/ $"es%"i+e& )ust the same( +e%ause such action prescribes ten !"#$ years from the alleged
fraudulent registration or date of issuance of the certificate of title over the property.
D13E
2he
im$"es%"i$ti+ilit/ o# a! a%tio! #o" "e%o!1e/a!%e +ase& o! im$lie& o" %o!st"u%ti1e t"ust a$$lies
o!l/ he! the $lai!ti## o" the $e"so! e!#o"%i!* the t"ust is i! $ossessio! o# the $"o$e"t/. '!
e##e%t( the a%tio! #o" "e%o!1e/a!%e is a! a%tio! to -uiet the $"o$e"t/ title( hi%h &oes !ot
$"es%"i+e.
D14E
U!&is$ute&l/( $"i1ate "es$o!&e!ts a"e !ot i! $ossessio! o# the &is$ute& $"o$e"t/. '!
#a%t( the/ &o !ot e1e! %laim to +e i! $ossessio! o# it( e1e! i# to &o so oul& e!a+le them to
)usti#/ the im$"es%"i$ti+ilit/ o# thei" a%tio!.
A%%o"&i!*l/( the CA De%isio!.s "elia!%e o! %uan v. &u'iga,
D15E
as "e*a"&s the
im$"es%"i$ti+ilit/ o# a! a%tio! #o" "e%o!1e/a!%e +ase& o! im$lie& o" %o!st"u%ti1e t"ust( is utte"l/
mis$la%e& i! the li*ht o# the #o"e*oi!* "uli!*s o# the Cou"t &e%la"i!* a te!F/ea" $e"io& o#
$"es%"i$tio! #o" su%h a%tio!. Mo"eo1e"( the $"i!%i$le e!u!%iate& the"ei! has !o a$$li%atio! to the
i!sta!t %ase( %o!si&e"i!* that the su$$ose& It"usteeJ he"ei! has e##e%ti1el/ "e$u&iate& the soF
%alle& It"ustJ +/ &i"e%tl/ $e"#o"mi!* a! a%t o# o!e"shi$O that is( +/ %o!1e/i!* the $"o$e"t/ to
the *o1e"!me!t th"ou*h e9$"o$"iatio!. A! a%tio! to %om$el( #o" the +e!e#it o# the cestui (ue
trust, the %o!1e/a!%e o# $"o$e"t/ "e*iste"e& i! the t"ustee.s !ame &oes !ot $"es%"i+e unless the
trustee repudiates the trust.
D16E
2hus( $"i1ate "es$o!&e!ts %a!!ot i!1o,e the im$"es%"i$ti+ilit/ o#
thei" a%tio! #o" "e%o!1e/a!%e( i""es$e%ti1e o# thei" +asis #o" it.
<i!all/( it must +e "emem+e"e& that "e%o!1e/a!%e is a "eme&/ o# those hose $"o$e"t/ has
+ee! "o!*#ull/ o" e""o!eousl/ "e*iste"e& i! the !ame o# a!othe". Su%h "e%ou"se( hoe1e"(
%a!!ot +e a1aile& o# o!%e the $"o$e"t/ has $asse& to a! i!!o%e!t $u"%hase" #o" 1alue. <o" a!
a%tio! #o" "e%o!1e/a!%e to $"os$e"( the property should not have passed into the hands of an
innocent purchaser for value.
D17E
'!&u+ita+l/( e #i!& that the $"o$e"t/ has al"ea&/ +ee! %o!1e/e& to the *o1e"!me!t i!
a$$"o$"iate e9$"o$"iatio! $"o%ee&i!*s( the "e*ula"it/ o" 1ali&it/ o# hi%h has !ot +ee!
-uestio!e&. Petitio!e" shoul&( the"e#o"e( e!)o/ the se%u"it/ a##o"&e& to i!!o%e!t thi"& $e"so!s
u!&e" ou" "e*ist"atio! las. E-uall/ im$o"ta!t( its title to the $"o$e"t/ must +e "i*ht#ull/
$"ese"1e&.
Ae!%e( $"i1ate "es$o!&e!ts. a%tio! to "e%o1e" the su+)e%t $"o$e"t/ #"om the *o1e"!me!t
%a!!ot +e mai!tai!e&( !ot o!l/ +e%ause o# the $"es%"i$tio! o# the a%tio!( +ut o! a%%ou!t o# the
$"ote%tio! *i1e! to i!!o%e!t $u"%hase"s #o" 1alue *"a!te& u!&e" ou" la!& "e*ist"atio!
las. '!&ee&( the i!e1ita+le %o!se-ue!%es o# the 2o""e!s s/stem o# la!& "e*ist"atio! must +e
u$hel& i! o"&e" to *i1e sta+ilit/ to it a!& $"o1i&e #i!alit/ to la!& &is$utes.
2his "uli!* !otithsta!&i!*( $"i1ate "es$o!&e!ts a"e !ot ithout "e%ou"se. 2he/ ma/ sue #o"
&ama*es thei" %oFhei"s ho ha1e alle*e&l/ $e"$et"ate& #"au& i! Ci1il Case 8o. 4534FL $e!&i!*
+e#o"e the R2C. 2he "i*ht a!& the e9te!t o# &ama*es to +e aa"&e& to $"i1ate "es$o!&e!ts shall
+e &ete"mi!e& +/ the t"ial %ou"t( su+)e%t to the e1i&e!%e &ul/ esta+lishe& &u"i!* the $"o%ee&i!*s.
>HEREFORE( the Petitio! is he"e+/ )*+,-. a!& the assaile& De%isio! o# the Cou"t o#
A$$eals -/-0-.. 2he O"&e"s o# the Re*io!al 2"ial Cou"t o# La$uFLa$u Cit/ 3;"a!%h 546 i!
Ci1il Case 8o. 4534FL( &ate& Ja!ua"/ 1?( 1CC@ a!& Ma"%h 31( 1CC@( a"e 0-, *0I.- a!& the sai&
Ci1il Case( as a*ai!st $etitio!e"( is .I01I00-.. 8o %osts.
SO ORDERED.
1elo, !Chairman$, /itug, )on2aga-eyes, a!& 0andoval-)utierre2, %%., %o!%u".
2A'RD D'V'S'O8
[G.R. No. 138!1. "#$% &' ())1*
PHILIPPINE ECONOMIC +ONE AUTHORIT,
-PE+A.' petitioner' vs. HON. RUMOLDO R. FERNANDE+' R%/0o$a1
T20a1 Co#23 o4 Lap#5Lap# C036 -72a$c8 94.: a$; 38% H%02s o4 38%
D%c%as%; Spo#s%s "UAN CUI+ON a$; FLORENTINA
RAPA,A' respondents.
D E C I S I O N
PANGANI7AN' J.:
A! a%tio! #o" "e%o!1e/a!%e o# la!&( a! e-uita+le "eme&/ "e%o*!iBe& u!&e" ou" la!&
"e*ist"atio! las( is su+)e%t to the a$$li%a+le "ules o! $"es%"i$tio!. Mo"eo1e"( the "i*ht to $u"sue
su%h "ei1i!&i%ato"/ a%tio! ma/ +e &e#eate& he! the $"o$e"t/ sou*ht to +e "e%o1e"e& has +ee!
%o!1e/e& to a! i!!o%e!t $u"%hase" #o" 1alue.
T8% Cas%
;e#o"e this Cou"t is a Petitio! #o" Re1ie o! Certiorari u!&e" Rule 45 o# the Rules o# Cou"t(
see,i!* to set asi&e the Ju!e @( 1CCC De%isio!
D1E
o# the Cou"t o# A$$eals 3CA6 i! CAFGR SP 8o.
47575. '! the sai& De%isio!( the CA sustai!e& the Ja!ua"/ 1?( 1CC@
D?E
a!& the Ma"%h 31(
1CC@
D3E
O"&e"s o# the Re*io!al 2"ial Cou"t o# La$uFLa$u Cit/ 3;"a!%h 546 i! Ci1il Case 8o.
4534FL( hi%h &e!ie& $etitio!e".s Motio! to Dismiss a!& Motio! #o" Re%o!si&e"atio!(
"es$e%ti1el/. 2he &is$ositi1e $o"tio! o# the CA De%isio! "ea&s as #ollosH
I=AERE<ORE( Dthe"e +ei!*E !o a+use o# &is%"etio! %ommitte& +/ "es$o!&e!t %ou"t(
the i!sta!t $etitio! is he"e+/ D'SM'SSED.J
T8% Fac3s
2he su+)e%t o# the $"ese!t %o!t"o1e"s/ is Lot 8o. 4673 o# the O$o! Ca&ast"e situate& i!
La$uFLa$u Cit/( %o1e"e& +/ O"i*i!al Ce"ti#i%ate o# 2itle 3OC26 8o. ROF?537 3Ma/ 1C( 1C@?6
a!& "e*iste"e& i! the !ames o# <lo"e!ti!a Ra$a/a( Vi%to"i!o CuiBo!( 'si&"o CuiBo!( U"sula
CuiBo!( ;e!ito LoBa!o( 'sa+el LoBa!o( Pela*ia LoBa!o( Au*usto LoBa!o( Vale"ia!o K+aLeB(
Jesus K+aLeB( 8ume"ia!o K+aLeB( Ma"ti!o K+aLeB( Euti-uio Patali!*hu*( Cele&o!io
Patali!*hu*( Sa!tia*o Patali!*hu* a!& Sil1i!o Patali!*hu*. 2he lot has a! a"ea o# 11(345 s-ua"e
mete"s( mo"e o" less.
O! Ma/ 15( 1C@?( Jo"*ea '*otFSo"oLo( <"is%a ;oo% a!& <eli9 CuiBo! e9e%ute& a!
E9t"a)u&i%ial Pa"titio!( i! hi%h the/ &e%la"e& themsel1es as the o!l/ su"1i1i!* hei"s o# the
"e*iste"e& o!e"s o# the a#o"esai& lot. Co!se-ue!tl/( the/ e"e issue& 2C2 8o. 1?467 o! Jul/ @(
1C@?.
Co!si&e"i!* that the sai& lot as amo!* the o+)e%ts o# e9$"o$"iatio! $"o%ee&i!*s &o%,ete&
as Ci1il Case 8o 514FL a!& $e!&i!* +e#o"e it( ;"a!%h MV' o# the Re*io!al 2"ial Cou"t 3R2C6 o#
La$uFLa$u Cit/ "e!&e"e& a $a"tial De%isio! o! Au*ust 11( 1C@?. '! that De%isio!( the R2C
a$$"o1e& the Com$"omise A*"eeme!t e!te"e& i!to +etee! the E9$o"t P"o%essi!* No!e
Autho"it/ 3EPNA6 a!& the !e "e*iste"e& o!e"s o# Lot 8o. 4673O !amel/( Jo"*ea '*otFSo"oLo(
<"is%a ;oo% a!& <eli9 CuiBo!. '! a%%o"&a!%e ith the a$$"o1e& Com$"omise A*"eeme!t( EPNA
oul& $a/ P6@(474 as )ust %om$e!satio! #o" the e9$"o$"iatio! o# the su+)e%t $"o$e"t/( hi%h as
to +e use& #o" a! e9$o"t $"o%essi!* Bo!e to +e esta+lishe& i! La$uFLa$u Cit/.
As a %o!se-ue!%e o# the R2C De%isio!( $etitio!e" a%-ui"e& title o1e" Lot 8o. 4673 a!& the
%o""es$o!&i!* 2"a!s#e" Ce"ti#i%ate o# 2itle 32C26 8o. 1?7@@ issue& +/ the Re*iste" o# Dee&s o#
La$uFLa$u Cit/ o! O%to+e" 13( 1C@?.
O! Jul/ ?C( 1CC6( $"i1ate "es$o!&e!ts #ile& ith the R2C o# La$uFLa$u Cit/ a Com$lai!t
#o" 8ullit/ o# Do%ume!ts( Re&em$tio! a!& Dama*es a*ai!st $etitio!e" a!& Jo"*eaF'*ot So"oLo et
al. Do%,ete& as Ci1il Case 8o. 4534FL( the Com$lai!t alle*e& that he"ei! $"i1ate "es$o!&e!ts
ha& +ee! e9%lu&e& #"om the e9t"a)u&i%ial settleme!t o# the estate. 't li,eise sou*ht the
!ulli#i%atio! o# se1e"al &o%ume!ts( i!%lu&i!* 2C2 8o. 1?7@@ &ate& O%to+e" 13( 1CC?( issue& i!
the !ame o# he"ei! $etitio!e".
O! <e+"ua"/ 17( 1CC7( $etitio!e" #ile& a Motio! to Dismiss the Com$lai!t o! the *"ou!& o#
$"es%"i$tio!. 2his Motio! as &e!ie& +/ "es$o!&e!t )u&*e i! the O"&e" &ate& Ja!ua"/ 1?(
1CC@. A Motio! #o" Re%o!si&e"atio! the"eo# as li,eise &e!ie& i! the O"&e" &ate& Ma"%h 31(
1CC@.
O! A$"il 34( 1CC@( $etitio!e" ele1ate& the matte" to the Cou"t o# A$$eals th"ou*h a Petitio!
#o" Ce"tio"a"i. As ea"lie" !ote&( the CA &ismisse& the Petitio!.
Ae!%e( this "e%ou"se.
D4E
T8% CA R#10$/
'! &e!/i!* the Petitio!( the CA "atio%i!ate& as #ollosH
ICi1il Case 8o. 4534FL althou*h i!stitute& i! the *uise o# a %om$lai!t #o" 8ullit/ o#
Do%ume!ts( Re&em$tio! a!& Dama*es is i! e##e%t a! a%tio! #o" "e%o!1e/a!%e o# the
$"o$e"t/ to $lai!ti##s o# a $o"tio! hi%h "i*ht#ull/ +elo!* to them. 't oul& +e a*ai!st
*oo& "easo! a!& %o!s%ie!%e !ot to hol& that &e#e!&a!ts( <"a!%is%a P<"is%a. ;oo%( hei"s
o# &e%ease& Jo"*DeEa '*otFSo"o!io a!& hei"s o# <eli9 CuiBo! %ommitte& a +"ea%h o#
t"ust hi%h e!a+le& them to e9e%ute a Dee& o# E9t"a)u&i%ial Pa"titio!D(E S$e%ial Poe"
o# Atto"!e/ a!& Dee& o# A+solute Sale i! #a1o" o# EPNA to the $"e)u&i%e o# the
$lai!ti##s as thei" %oFhei"s. 2he"e#o"e( i! a! a%tio! li,e this %ase( the $"i1ate
"es$o!&e!ts ma/ +e o"&e"e& to ma,e "e%o!1e/a!%e o# the $"o$e"t/ to the $e"so!
"i*ht#ull/ e!title& to it.
I't is u!&e!ia+le that &e#e!&a!ts &e#"au&e& $lai!ti##s +/ #alsel/ "e$"ese!ti!* that the/
e"e the o!l/ hei"s o# &e%ease& Jua! CuiBo! a!& <lo"e!ti!a Ra$a/a( su%%ee&e& i!
ha1i!* the o"i*i!al title %a!%elle& a!& e!a+li!* them to a$$"o$"iate the la!& i! #a1o"
o# EPNA a!& a !e o!e issue& i! the !ame o# the latte" 3EPNA6. 2his a/ o#
a%-ui"i!* title %"eateDsE hat is %alle& P%o!st"u%ti1e t"ust. i! #a1o" o# the &e#"au&e&
$a"t/ a!& *"a!ts the latte" the "i*ht to 1i!&i%ate Ditsel#E 9 9 9 "e*a"&less o# the la$se o#
time. 2hus( it has +ee! hel& that i# a $e"so! o+tai!3s6 a le*al title to the $"o$e"t/ +/
#"au& o" %o!%ealme!t( %ou"ts o# e-uit/ ill im$"ess u$o! the title a so %alle& Pt"ust. i!
#a1o" o# the &e#"au&e& $a"t/. '! #a%t( it has lo!* +ee! hel& that a %oFhei" ho th"ou*h
#"au&( su%%ee&s i! o+tai!i!* a %e"ti#i%ate o# title i! his !ame to the $"e)u&i%e o# his %oF
hei"s( is &eeme& to hol& the la!& i! t"ust #o" the latte". 2he e9%lu&e& hei".s a%tio! is
im$"es%"i$ti+le.
IA!& i# the a%tio! i!1ol1e3s6 the &e%la"atio! o# the !ullit/ o" i!e9iste!%e o# a 1oi& o"
i!e9iste!t %o!t"a%t hi%h +e%ame the +asis #o" the #"au&ule!t "e*ist"atio! o# the
su+)e%t $"o$e"t/( the! the a%tio! is im$"es%"i$ti+le. 2his #i!&s %o&al su$$o"t i! A"ti%le
1414 o# the Ci1il Co&e( hi%h &e%la"es that the a%tio! o" &e#e!se #o" the &e%la"atio! o#
the i!e9iste!%e o# a 1oi& %o!t"a%t &oes !ot $"es%"i+e.
IAs to the %o!st"u%ti1e !oti%e "ule alle*e& +/ the $etitio!e"( 3the6 Su$"eme Cou"t i!
the %ase o# Jua! 1s. Nu!i*a( %iti!* Se1illa 1s. A!*eles( has this to sa/H
Q=hile this "uli!* is %o""e%t as a$$lie& to o"&i!a"/ a%tio!s +/ "e%o1e"/ o# "eal
$"o$e"t/ hi%h is %o1e"e& +/ a to""e!s title u$o! the theo"/ that its
"e*ist"atio! u!&e" ou" "e*ist"atio! s/stem has the e##e%t o# %o!st"u%ti1e !oti%e
to the hole o"l&( the same %a!!ot +e a$$lie& 9 9 9 he! the $u"$ose o# the
a%tio! is to %om$el a t"ustee to %o!1e/ the $"o$e"t/ "e*iste"e& i! his !ame #o"
the +e!e#it o# the %estui -ue t"ust. '! othe" o"&s( the &e#e!se o# $"es%"i$tio!
%a!!ot +e set u$ i! a! a%tio! hose $u"$ose is to "e%o1e" $"o$e"t/ hel& +/ a
$e"so! #o" the +e!e#it o# a!othe"..
T8% Iss#%s
Petitio!e" i!te"$oses the #olloi!* issues #o" the %o!si&e"atio! o# this Cou"tH
<I
=hethe" o" !ot the a$$ellate %ou"t e""e& i! !ot hol&i!* that $"i1ate "es$o!&e!ts. %laim
a*ai!st e9$"o$"iate& $"o$e"t/ ha& $"es%"i+e&.
<II
=hethe" o" !ot the a$$ellate %ou"t e""e& i! !ot hol&i!* that "e%o!1e/a!%e &oes !ot lie
a*ai!st the e9$"o$"iate& $"o$e"t/.J
D5E
T8% Co#23=s R#10$/
2he Petitio! is me"ito"ious.
F02s3 Iss#%: Prescription
Petitio!e" a1e"s that $"i1ate "es$o!&e!ts. %laim a*ai!st the su+)e%t $"o$e"t/ has al"ea&/
$"es%"i+e&( +e%ause the toF/ea" $e"io& ithi! hi%h a! u!&ul/ e9%lu&e& hei" ma/ see, a !e
settleme!t o# the estate ha& al"ea&/ la$se& +/ the time $"i1ate "es$o!&e!ts #ile& thei" a%tio! ith
the t"ial %ou"t. Petitio!e" #u"the" a"*ues that $"i1ate "es$o!&e!ts "e%ei1e& %o!st"u%ti1e !oti%e i!
1ie o# the "e*ist"atio! o# the e9t"a)u&i%ial $a"titio! ith the Re*ist"/ o# Dee&s. A%%o"&i!* to
$etitio!e"( the toF/ea" $e"io& %omme!%e& #"om Jul/ @( 1C@?( the &ate o# i!s%"i$tio! o# the
e9t"a)u&i%ial settleme!t o! OC2 8o. ?537.
2he $e"ti!e!t $"o1isio!s o# Se%tio! 4( Rule 74 o# the Rules o# Cou"t( a"e "e$"o&u%e& #o" eas/
"e#e"e!%e( as #ollosH
ISe%tio! 4. Liability of distributees and estate. - If it shall appear at any time within
two (2) years after the settlement and distribution of an estate i! a%%o"&a!%e ith the
$"o1isio!s o# eithe" o# the #i"st to se%tio!s o# this "ule( that an heir or other person
has been unduly deprived of his lawful participation in the estate, such heir or such
other person may compel the settlement of the estate in the courts in the manner
hereinafter provided for the purpose of satisfying such lawful participation. A!& i#
ithi! the same time o# to 3?6 /ea"s( it shall a$$ea" that the"e a"e &e+ts outsta!&i!*
a*ai!st the estate hi%h ha1e !ot +ee! $ai&( o" that a! hei" o" othe" $e"so! has +ee!
u!&ul/ &e$"i1e& o# his la#ul $a"ti%i$atio! $a/a+le i! mo!e/( the %ou"t ha1i!*
)u"is&i%tio! o# the estate ma/( +/ o"&e" #o" that $u"$ose( a#te" hea"i!*( settle the
amou!t o# su%h &e+ts o" la#ul $a"ti%i$atio! a!& o"&e" ho mu%h a!& i! hat ma!!e"
ea%h &ist"i+utee shall %o!t"i+ute i! the $a/me!t the"eo#( a!& ma/ issue e9e%utio!( i#
%i"%umsta!%es "e-ui"e( a*ai!st the +o!& $"o1i&e& i! the $"e%e&i!* se%tio! o" a*ai!st
the "eal estate +elo!*i!* to the &e%ease&( o" +oth. Su%h +o!& a!& su%h "eal estate shall
"emai! %ha"*e& ith a lia+ilit/ to %"e&ito"s( hei"s( o" othe" $e"so!s #o" the #ull $e"io&
o# to 3?6 /ea"s a#te" su%h &ist"i+utio!( !otithsta!&i!* a!/ t"a!s#e"s o# "eal estate
that ma/ ha1e +ee! ma&e.J 3Em$hasis su$$lie&6
A $e"usal o# the #o"e*oi!* $"o1isio! ill sho that $e"so!s u!&ul/ &e$"i1e& o# thei" la#ul
$a"ti%i$atio! i! a settleme!t ma/ asse"t thei" %laim o!l/ ithi! the toF/ea" $e"io& a#te" the
settleme!t a!& &ist"i+utio! o# the estate. 2his $"es%"i$tio! $e"io& &oes !ot a$$l/( hoe1e"( to
those who had no part in or had no notice of the settlement. Se%tio! 4( Rule 74 o# the Rules o#
Cou"t( is !ot mea!t to +e a statute o# limitatio!s. Mo"eo1e"( +/ !o "easo! o" lo*i% %a! o!e
%o!te!& that a! e9t"a)u&i%ial $a"titio!( +ei!* me"el/ a! ex parte $"o%ee&i!*( oul& a##e%t thi"&
$e"so!s ho ha& !o ,!ole&*e the"eo#.
D6E
Be that as it may, it cannot be denied, either, that by its
registration in the manner provided by law, a transaction may be known actually or
constructively.
'! the $"ese!t %ase( $"i1ate "es$o!&e!ts a"e &eeme& to ha1e +ee! %o!st"u%ti1el/ !oti#ie& o#
the e9t"a)u&i%ial settleme!t +/ "easo! o# its "e*ist"atio! a!& a!!otatio! i! the %e"ti#i%ate o# title
o1e" the su+)e%t lot. <"om the time o# "e*ist"atio!( $"i1ate "es$o!&e!ts ha& to 3?6 /ea"s o" u!til
Jul/ @( 1C@4( ithi! hi%h to #ile thei" o+)e%tio!s o" to &ema!& the a$$"o$"iate settleme!t o# the
estate.
O! the matte" o# %o!st"u%ti1e !oti%e 1isFRF1is $"es%"i$tio! o# a! a%tio! to %o!test a!
e9t"a)u&i%ial $a"titio!( a lea&i!* autho"it/ o! la!& "e*ist"atio! elu%i&ates as #ollosH
IWhile it may be true that an etra!udicial partition is an e parte proceeding, yet
after its registration under the "orrens system a!& the a!!otatio! o! the !e
%e"ti#i%ate o# title o# the %o!ti!*e!t lia+ilit/ o# the estate #o" a $e"io& o# to /ea"s as
$"es%"i+e& i! Rule 74( Se%tio! 4( o# the Rules o# Cou"t( by operation of law a
constructive notice is deemed made to all the world, so that upon the epiration of
said period all third persons should be barred #from going$ after the particular
property( e9%e$t he"e title the"eto still "emai!s i! the !ames o# the alle*e& hei"s ho
e9e%ute& the $a"titio! tai!te& ith #"au&( o" thei" t"a!s#e"ees ho ma/ !ot -uali#/ as
Pi!!o%e!t $u"%hase"s #o" 1alue.. If the liability of the registered property should
extend indefinitely beyond that period, then such constructive notice which binds the
whole world by virtue of registration would be meaningless and illusory. 9 9
9.J
D7E
3Em$hasis su$$lie&6
2he o!l/ e9%e$tio! to the a+o1eFme!tio!e& $"es%"i$tio! is he! the title "emai!s i! the
ha!&s o# the hei"s ho ha1e #"au&ule!tl/ %ause& the $a"titio! o# the su+)e%t $"o$e"t/ o" i! those
o# thei" t"a!s#e"ees ho %a!!ot +e %o!si&e"e& i!!o%e!t $u"%hase"s #o" 1alue.
'! this "e*a"&( title to the $"o$e"t/ i! the $"ese!t %ase as !o lo!*e" i! the !ame o# the
alle*e&l/ #"au&ule!t hei"s( +ut al"ea&/ i! that o# a! i!!o%e!t $u"%hase" #o" 1alue S the
*o1e"!me!t. Mo"eo1e"( the *o1e"!me!t is $"esume& to ha1e a%te& i! *oo& #aith i! the
a%-uisitio! o# the lot( %o!si&e"i!* that title the"eto as o+tai!e& th"ou*h a Com$"omise
A*"eeme!t )u&i%iall/ a$$"o1e& i! $"o$e" e9$"o$"iatio! $"o%ee&i!*s.
E1e! assumi!* that the"e as i! #a%t #"au& o! the $a"t o# the othe" hei"s( $"i1ate "es$o!&e!ts
ma/ $"o%ee& o!l/ a*ai!st the &e#"au&i!* hei"s( !ot a*ai!st $etitio!e" hi%h ha& !o $a"ti%i$atio!
i! o" ,!ole&*e o# the alle*e& #"au&. 2he #a%t that the %oFhei"s. title to the $"o$e"t/ as
#"au&ule!tl/ se%u"e& %a!!ot $"e)u&i%e the "i*hts o# $etitio!e" hi%h( a+se!t a!/ shoi!* that it
ha& ,!ole&*e o" $a"ti%i$atio! i! the i""e*ula"it/( is %o!si&e"e& a $u"%hase" i! *oo& #aith a!& #o"
1alue.
D@E
2he "eme&/ o# a! o!e" alle*e& to ha1e +ee! $"e)u&i%e& o" #"au&ule!tl/ &e$"i1e& o#
$"o$e"t/ that as su+se-ue!tl/ sol& to a! i!!o%e!t $u"%hase" #o" 1alue is a! a%tio! #o" &ama*es
a*ai!st the $e"so! o" $e"so!s ho $e"$et"ate& the #"au&.
DCE
S%co$; Iss#%: %imitations on &econveyance
2he la "e%o*!iBes the "i*ht o# a $e"so!( ho( +/ a&)u&i%atio! o" %o!#i"matio! o# title
o+tai!e& +/ a%tual #"au&( is &e$"i1e& o# a! estate o" a! i!te"est the"ei!.
D14E
Althou*h a "e1ie o#
the &e%"ee o# "e*ist"atio! is !o lo!*e" $ossi+le a#te" the o!eF/ea" $e"io& #"om its e!t"/ e9$i"es(
still a1aila+le is a! e-uita+le "eme&/ to %om$el the "e%o!1e/a!%e o# $"o$e"t/ to those ho ma/
ha1e +ee! "o!*#ull/ &e$"i1e& o# it.
D11E
2his e-uita+le "eme&/ a##o"&e& +/ la is !ot ithout
limitatio!s( hoe1e".
A! a%tio! #o" "e%o!1e/a!%e "esulti!* #"om #"au& $"es%"i+es #ou" /ea"s #"om the &is%o1e"/ o#
the #"au&O su%h &is%o1e"/ is &eeme& to ha1e ta,e! $la%e u$o! the issua!%e o# the %e"ti#i%ate o#
title o1e" the $"o$e"t/. egistration of real property is considered a constructive notice to all
persons and, thus, the four-year period shall be counted therefrom.
D1?E
Clea"l/ the!( $"i1ate
"es$o!&e!ts. a%tio! #o" "e%o!1e/a!%e +ase& o! #"au& has al"ea&/ $"es%"i+e&( %o!si&e"i!* that title
to sai& $"o$e"t/ ha& +ee! issue& a/ +a%, o! Au*ust 11( 1C@?( hile the "ei1i!&i%ato"/ suit as
i!stitute& o!l/ o! Jul/ ?C( 1CC6.
E1e! a! a%tio! #o" "e%o!1e/a!%e +ase& o! a! im$lie& o" a %o!st"u%ti1e t"ust oul& ha1e
al"ea&/ $"es%"i+e& )ust the same( +e%ause such action prescribes ten !"#$ years from the alleged
fraudulent registration or date of issuance of the certificate of title over the property.
D13E
2he
im$"es%"i$ti+ilit/ o# a! a%tio! #o" "e%o!1e/a!%e +ase& o! im$lie& o" %o!st"u%ti1e t"ust a$$lies
o!l/ he! the $lai!ti## o" the $e"so! e!#o"%i!* the t"ust is i! $ossessio! o# the $"o$e"t/. '!
e##e%t( the a%tio! #o" "e%o!1e/a!%e is a! a%tio! to -uiet the $"o$e"t/ title( hi%h &oes !ot
$"es%"i+e.
D14E
U!&is$ute&l/( $"i1ate "es$o!&e!ts a"e !ot i! $ossessio! o# the &is$ute& $"o$e"t/. '!
#a%t( the/ &o !ot e1e! %laim to +e i! $ossessio! o# it( e1e! i# to &o so oul& e!a+le them to
)usti#/ the im$"es%"i$ti+ilit/ o# thei" a%tio!.
A%%o"&i!*l/( the CA De%isio!.s "elia!%e o! %uan v. &u'iga,
D15E
as "e*a"&s the
im$"es%"i$ti+ilit/ o# a! a%tio! #o" "e%o!1e/a!%e +ase& o! im$lie& o" %o!st"u%ti1e t"ust( is utte"l/
mis$la%e& i! the li*ht o# the #o"e*oi!* "uli!*s o# the Cou"t &e%la"i!* a te!F/ea" $e"io& o#
$"es%"i$tio! #o" su%h a%tio!. Mo"eo1e"( the $"i!%i$le e!u!%iate& the"ei! has !o a$$li%atio! to the
i!sta!t %ase( %o!si&e"i!* that the su$$ose& It"usteeJ he"ei! has e##e%ti1el/ "e$u&iate& the soF
%alle& It"ustJ +/ &i"e%tl/ $e"#o"mi!* a! a%t o# o!e"shi$O that is( +/ %o!1e/i!* the $"o$e"t/ to
the *o1e"!me!t th"ou*h e9$"o$"iatio!. A! a%tio! to %om$el( #o" the +e!e#it o# the cestui (ue
trust, the %o!1e/a!%e o# $"o$e"t/ "e*iste"e& i! the t"ustee.s !ame &oes !ot $"es%"i+e unless the
trustee repudiates the trust.
D16E
2hus( $"i1ate "es$o!&e!ts %a!!ot i!1o,e the im$"es%"i$ti+ilit/ o#
thei" a%tio! #o" "e%o!1e/a!%e( i""es$e%ti1e o# thei" +asis #o" it.
<i!all/( it must +e "emem+e"e& that "e%o!1e/a!%e is a "eme&/ o# those hose $"o$e"t/ has
+ee! "o!*#ull/ o" e""o!eousl/ "e*iste"e& i! the !ame o# a!othe". Su%h "e%ou"se( hoe1e"(
%a!!ot +e a1aile& o# o!%e the $"o$e"t/ has $asse& to a! i!!o%e!t $u"%hase" #o" 1alue. <o" a!
a%tio! #o" "e%o!1e/a!%e to $"os$e"( the property should not have passed into the hands of an
innocent purchaser for value.
D17E
'!&u+ita+l/( e #i!& that the $"o$e"t/ has al"ea&/ +ee! %o!1e/e& to the *o1e"!me!t i!
a$$"o$"iate e9$"o$"iatio! $"o%ee&i!*s( the "e*ula"it/ o" 1ali&it/ o# hi%h has !ot +ee!
-uestio!e&. Petitio!e" shoul&( the"e#o"e( e!)o/ the se%u"it/ a##o"&e& to i!!o%e!t thi"& $e"so!s
u!&e" ou" "e*ist"atio! las. E-uall/ im$o"ta!t( its title to the $"o$e"t/ must +e "i*ht#ull/
$"ese"1e&.
Ae!%e( $"i1ate "es$o!&e!ts. a%tio! to "e%o1e" the su+)e%t $"o$e"t/ #"om the *o1e"!me!t
%a!!ot +e mai!tai!e&( !ot o!l/ +e%ause o# the $"es%"i$tio! o# the a%tio!( +ut o! a%%ou!t o# the
$"ote%tio! *i1e! to i!!o%e!t $u"%hase"s #o" 1alue *"a!te& u!&e" ou" la!& "e*ist"atio!
las. '!&ee&( the i!e1ita+le %o!se-ue!%es o# the 2o""e!s s/stem o# la!& "e*ist"atio! must +e
u$hel& i! o"&e" to *i1e sta+ilit/ to it a!& $"o1i&e #i!alit/ to la!& &is$utes.
2his "uli!* !otithsta!&i!*( $"i1ate "es$o!&e!ts a"e !ot ithout "e%ou"se. 2he/ ma/ sue #o"
&ama*es thei" %oFhei"s ho ha1e alle*e&l/ $e"$et"ate& #"au& i! Ci1il Case 8o. 4534FL $e!&i!*
+e#o"e the R2C. 2he "i*ht a!& the e9te!t o# &ama*es to +e aa"&e& to $"i1ate "es$o!&e!ts shall
+e &ete"mi!e& +/ the t"ial %ou"t( su+)e%t to the e1i&e!%e &ul/ esta+lishe& &u"i!* the $"o%ee&i!*s.
>HEREFORE( the Petitio! is he"e+/ )*+,-. a!& the assaile& De%isio! o# the Cou"t o#
A$$eals -/-0-.. 2he O"&e"s o# the Re*io!al 2"ial Cou"t o# La$uFLa$u Cit/ 3;"a!%h 546 i!
Ci1il Case 8o. 4534FL( &ate& Ja!ua"/ 1?( 1CC@ a!& Ma"%h 31( 1CC@( a"e 0-, *0I.- a!& the sai&
Ci1il Case( as a*ai!st $etitio!e"( is .I01I00-.. 8o %osts.
SO ORDERED.
1elo, !Chairman$, /itug, )on2aga-eyes, a!& 0andoval-)utierre2, %%., %o!%u".
PHILIPPINE ECONOMIC ZONE AUTHORITY
V. FERNANDEZ
358 SCRA 489

FACTS:
The subject parcel of land was subject of an expropriation proceeding entered into by EPZA
and the newly registered owners of the land. Private respondents sought the nullity of the
documents executed as he alleged
that he was excluded from the extrajudicial partition of the estate, originally owned by their
predecessors. Petitioner sought the dismissal of the complaint as it was allegedly barred by
prescription. This was denied by the trial court and the CA.

HELD:
An action for reconveyance resulting from fraud prescribes 4 years from the discovery of the
fraud; such discovery is deemed to have taken place upon the issuance of the certificate of title over
the property. Registration of real property is considered constructive notice to all persons, and thus,
a four-year period shall be counted therefrom. The action for reconveyance based on fraud has
already prescribed.

Even an action for reconveyance based on an implied constructive trust would have already
prescribed. The imprescriptibility of an action for reconveyance based on implied trust
applies only when the plaintiff is in
possession of the property. However, private respondents are not in possession of the
disputed property. In fact, they dont even claim to be in possession of it, even if to so would
enable them to justify the imprescriptibility of their action.

Furthermore, reconveyance is a remedy to those whose property has been wrongfully registered in
the name of another. Such recourse however cannot be availed of once the property has
passed to an innocent
purchaser for value. For an action for reconveyance to prosper, the property should not have
passed into the hands of an innocent purchaser for value.
PHILIPPINE ECONOMIC ZONE AUTHORITY
(PEZA) V. FERNANDEZ
FACTS:
Lot 4673 was registered in the names of Florentina Rapaya, Victorino Cuizon among others covered
by an OCT. Sometime thereafter, Jorgea Igot-Soro o et al executed an Extra-judicial Partition
claiming to be the only surviving heirs of the registered owners, through which they were issued a
TCT.
Said lot was among the object of an expropriation proceeding before the RTC. Said RTC approved
the compromise Agreement b/w the Export Processing Zone Authority (EPZA) and Igot-Soroo et al
wherein EPZA would pay a certain amount in exchange for the subject property.
EPZA acquired title to said land by virtue of the RTC decision and was issued a corresponding TCT.
The Heirs of the Florentina Rapaya and Juan Cuizon filed a complaint to nullify several documents
including the TCT issued to EPZA for they were excluded from the extrajudicial settlement of the
estate.
EPZA filed a motion to dismiss on the ground of prescription and was denied thus elevated the case
to the CA wherein the CA ruled that the heirs of Igot-Soroo defrauded the other heirs by falsely
representing that they were the only heirs enabling them to appropriate the land in favor of EPZA.
This method of acquiring property created a constructive trust in favor of the defrauded party and
grants them the right to vindicate regardless of the lapse of time. Thus, the case at bar.
ISSUE/S:
1) Whether or not private respondents claim over the expropriated land has prescribed
2) Whether or not reconveyance lies against expropriated property
HELD:
1) YES. As provided in the Rules of Court, persons unduly deprived of their lawful participation in a
settlement may assert their claim only w/in the 2-year period after the settlement and distribution of
the estate. However, this prescriptive period will not apply to those who had not been notified of the
settlement.
The Private respondents are deemed to have been notified of the extrajudicial settlement since it
was registered and annotated on the certificate of title over the lot.
The only exception to this rule is when the title still remains in the hands of the heirs who have
fraudulently caused the partition of the said property. In the case at bar, the title has already passed
to an innocent purchaser for value, the govt through EPZA.
Their remedies of action for reconveyance resulting from fraud, and action for reconveyance based
on an implied constructive trust has already prescribed as well the former having prescribed 4 years
from the discovery and the latter prescribing 10 years from the alleged fraudulent registration.
2) NO. Reconveyance is a remedy for those whose property has been wrongfully or erroneously
registered in anothers name. However, this cannot be availed once the property has passed to an
innocent purchaser for value. Since the property has already passed to the govt in an expropriation
proceeding, EPZA is entitled to enjoy the security afforded innocent 3rd persons and their title to the
property must be preserved.
However, the private respondents are not w/o remedy. They can sue for damages their co-heirs.
(H8'/ /8C8S807
[GR !o "#"$"# August "#% &''&(
)*R*SI)A B+!GA)+% petitioner, vs. Spouses S*,*R+ A -AL,AR
an. )RI!I/A/ -AL,AR% respondents.
/ * C I S I + !
0A!GA!IBA!% J.:
+n action for forci*le entry is a 9uietin$ #rocess t!at is su""ary in nature. 8t is
esi$ne to reco)er #!ysical #ossession in s#eey #roceein$s t!at are restricti)e in
nature, sco#e an ti"e li"its. (!e one-year *ar &it!in &!ic! to *rin$ t!e suit is
#rescri*e to co"#le"ent its su""ary nature. (!us, after t!e one-year #erio !as
la#se, #laintiffs can no lon$er a)ail t!e"sel)es of t!e su""ary #roceein$s in t!e
"unici#al trial court *ut "ust liti$ate, in t!e nor"al course, in t!e re$ional trial court in
an orinary action to reco)er #ossession, or to reco)er *ot! o&ners!i# an #ossession.
Before us is a Petition for 'e)ie& on Certiorari uner 'ule 41 of t!e 'ules of Court,
assailin$ t!e /ece"*er -6, ->>2 /ecision
D-E
an t!e Se#te"*er -, ->>> 'esolution
D2E
of
t!e Court of +##eals ,C+. in C+-F' SP 7o. 54204. (!e ecretal #ortion of t!e
/ecision reas:
I=AERE<ORE( the $etitio! is he"e+/ &ismisse& #o" la%, o# me"it. Costs a*ai!st
$etitio!e".J
D3E
(!e assaile 'esolution enie #etitioner:s Motion for 'econsieration.
(!e C+ sustaine t!e /ecision of t!e 'e$ional (rial Court ,'(C. of Butuan City
,Branc! 4., &!ic! !a is#ose t!us:
I=AERE<ORE( i! 1ie o# all the #o"e*oi!*( the Cou"t he"e+/ a##i"ms the &e%isio! o#
the Mu!i%i$al 2"ial Cou"t i! Cities( ;"a!%h ? $e!!e& +/ the Ao!o"a+le Sa!tos Ro&.
Ce&"o a!& the ="it o# E9e%utio! issue& o! the ?4
th
&a/ o# Au*ust 1CC3 u$o! o"&e" o#
the Ao!o"a+le Rosa"ito <. Da+alos 3Re%o"&( $. 4?( <olio ''6 %a! !o +e se"1e& o! the
&e#e!&a!t.J
D4E
)he Facts
(!e factual anteceents of t!e case are su""ari;e *y t!e Court of +##eals as
follo&s:
I2he s$ouses Se1e"o a!& 2"i!i&a& Mal1a" #ile& a %om$lai!t #o" #o"%i+le e!t"/ a*ai!st
$etitio!e" 2e"esita ;o!*ato( alle*i!* that $etitio!e" ;o!*ato u!la#ull/ e!te"e& a
$a"%el o# la!& %o1e"e& +/ 2C2 8o. R2F16?44 +elo!*i!* to the sai& s$ouses a!&
e"e%te& the"eo! a house o# li*ht mate"ials. 2he $etitio!e" #ile& a motio! #o" e9te!sio!
o# time to #ile a! a!se" hi%h the M2CC &e!ie&O it +ei!* $"os%"i+e& u!&e" the Rule
o! Summa"/ P"o%e&u"e( a!& li,eise %o!tai!i!* !o !oti%e o# hea"i!*. =ith a !e
%ou!sel( Att/. Via&o" C. Via)a"( $etitio!e" #ile& a! a!se" hi%h the M2CC
&is"e*a"&e&( the same ha1i!* +ee! #ile& +e/o!& the te!F&a/ "e*leme!ta"/
$e"io&. Late"( ith still a!othe" %ou!sel( Att/. Jesus G. Cha1eB o# the Pu+li%
Atto"!e/.s O##i%e( $etitio!e" #ile& a motio! to &ismiss hi%h the M2CC &e!ie& as
+ei!* %o!t"a"/ to the Rule o! Summa"/ P"o%e&u"e.
I2he"ea#te"( the M2CC "e!&e"e& a &e%isio! o"&e"i!* $etitio!e" to 1a%ate the la!& i!
-uestio!( a!& to $a/ "e!tals( atto"!e/.s #ees( a!& the %osts o# the suit. 2he &e%isio!
as a##i"me& +/ "es$o!&e!t R2C )u&*e. Petitio!e" #ile& a motio! #o" "e%o!si&e"atio!.
IO! Ma"%h 4( 1CC4( "es$o!&e!t Ju&*e issue& a! o"&e" *"a!ti!* the motio! #o"
"e%o!si&e"atio! Po!l/ i!so#a" as to &ete"mi!e the lo%atio! o# the houses i!1ol1e& i!
this %i1il %ase so that the Cou"t ill ,!o hethe" the/ a"e lo%ate& o! o!e a!& the
same lot o" a lot &i##e"e!t #"om that i!1ol1e& i! the %"imi!al %ase #o" A!tiF
S-uatti!*.. '! the same o"&e"( "es$o!&e!t Ju&*e &isalloe& a!/ e9te!sio! a!& a"!e&
that i# the su"1e/ is !ot ma&e( the %ou"t mi*ht %o!si&e" the same a+a!&o!e& a!& the
"it o# e9e%utio! oul& +e issue&.
I2he %"imi!al %ase #o" a!tiFs-uatti!* 3C"im. Case 8o. 465C6 as #ile& +/ $"i1ate
"es$o!&e!ts Mal1a" a*ai!st $etitio!e" ;o!*ato. 2he %ase is still $e!&i!* ith the
Re*io!al 2"ial Cou"t( ;"a!%h '( ;utua! Cit/.
IO! Ma"%h ?@( 1CC4( $etitio!e" #ile& a motio! #o" e9te!sio! o# the Ma"%h ?C( 1CC4
&ea&li!e #o" the su+missio! o# the "elo%atio! su"1e/ a!& to mo1e the &ea&li!e to A$"il
15( 1CC4( as the e!*i!ee" %o!%e"!e&( E!*". Luma"&a( %oul& !ot %o!&u%t his su"1e/
&u"i!* the Aol/ =ee,( he +ei!* a la/ mi!iste" a!& $a"ish %ou!%il mem+e".
IO! A$"il 7( 1CC4( "es$o!&e!t Ju&*e !ote& that !o su"1e/ "e$o"t as su+mitte& a!&
o"&e"e& the "e%o"& o# the %ase "etu"!e& to the %ou"t o# o"i*i! #o" &is$osal.J
D5E
3Citatio!s
omitte&6
Ruling of the Cou1t of Appeals
(!e C+ !el t!at t!e lot referre to in t!e #resent contro)ersy &as ifferent fro"
t!at in)ol)e in t!e anti-s9uattin$ case.
D6E
8t furt!er rule t!at t!e Munici#al (rial Court in
Cities ,M(CC. !a jurisiction, an t!at it i not err in rejectin$ #etitioner:s Motion to
/is"iss. (!e a##ellate court reasone t!at t!e M(CC !a #asse u#on t!e issue of
o&ners!i# of t!e #ro#erty "erely to eter"ine #ossession -- an action t!at i not oust
t!e latter of its jurisiction.
DAE
Gnsatisfie &it! t!e C+ /ecision, #etitioner lo$e t!is Petition.
D2E
Issues
8n !er Me"oranu", #etitioner raises t!e follo&in$ issues for t!is Court:s
consieration:
I
I=hethe" o" !ot the Cou"t o# A$$eals *"a1el/ a+use& its &is%"etio! i! !ot #i!&i!* that
the t"ial %ou"t la%,e& )u"is&i%tio! si!%e the Com$lai!t as #ile& +e/o!& the o!eF/ea"
$e"io& #"om &ate o# alle*e& e!t"/O
II
I=hethe" o" !ot the Cou"t o# A$$eals *"a1el/ a+use& its &is%"etio! i! "uli!* that the
Motio! to Dismiss as a $"ohi+ite& $lea&i!*.J
DCE
)his Cou1t2s Ruling
(!e Petition is "eritorious.
Fi1st Issue:
MTCC Jurisdiction
Petitioner clai"s t!at t!e M(CC !a no jurisiction, *ecause t!e Co"#laint for
forci*le entry &as file only in ->>2 or *eyon t!e one-year #erio #ro)ie uner t!e
'ules of Ci)il Proceure.
D-0E
S!e a)ers t!at in Cri"inal Case 7o. 461> for anti-s9uattin$,
'es#onent Se)ero Mal)ar alle$e in !is S&orn State"ent t!at #etitioner !a ille$ally
entere !is lan Hso"eti"e in t!e first &ee% of <anuary ->2A.I
D--E
0n t!e ot!er !an, res#onents conten t!at t!e su*ject of t!e anti-s9uattin$ case
is ifferent fro" t!e #arcel of lan in)ol)e !ere.
D-2E
Before tac%lin$ t!e issue irectly, it is &ort!&!ile to restate t!ree *asic le$al
#rinci#les. First, in forci*le entry, one e"#loys force, inti"iation, t!reat, strate$y or
stealt! to e#ri)e anot!er of #!ysical #ossession of lan or *uilin$.
D-5E
(!us, t!e #laintiff
"ust alle$e an #ro)e #rior #!ysical #ossession of t!e #ro#erty in liti$ation until
e#ri)e t!ereof *y t!e efenant.
D-4E
(!is re9uire"ent i"#lies t!at t!e #ossession of
t!e is#ute lan *y t!e latter &as unla&ful fro" t!e *e$innin$.
D-1E
(!e sole 9uestion for
resolution !in$es on t!e #!ysical or "aterial #ossession ,#ossession de facto. of t!e
#ro#erty. 7eit!er a clai" of juriical #ossession ,#ossession de jure) nor an a)er"ent of
o&ners!i#
D-6E
*y t!e efenant can outri$!tly #re)ent t!e court fro" ta%in$ co$ni;ance of
t!e case.
D-AE
6ject"ent cases #rocee ine#enently of any clai" of o&ners!i#, an t!e
#laintiff nees "erely to #ro)e #rior #ossession de facto an unue e#ri)ation t!ereof.
D-2E
Second, as a $eneral rule, courts o not ta%e juicial notice of t!e e)ience
#resente in ot!er #roceein$s, e)en if t!ese !a)e *een trie or are #enin$ in t!e
sa"e court or *efore t!e sa"e ju$e.
D->E
(!ere are e3ce#tions to t!is rule. 0rinarily, an
a##ellate court cannot refer to t!e recor in anot!er case to ascertain a fact not s!o&n
in t!e recor of t!e case *efore it,
D20E
yet, it !as *een !el t!at it "ay consult ecisions in
ot!er #roceein$s, in orer to loo% for t!e la& t!at is eter"inati)e of or a##lica*le to
t!e case uner re)ie&.
D2-E
8n so"e instances, courts !a)e also ta%en juicial notice of
#roceein$s in ot!er cases t!at are closely connecte to t!e "atter in contro)ersy.
D22E
(!ese cases H"ay *e so closely inter&o)en, or so clearly intere#enent, as to
in)o%eI a rule of juicial notice.
D25E
Third, factual finin$s of trial courts, es#ecially &!en affir"e *y t!e Court of
+##eals, are *inin$ on t!e Su#re"e Court. 8nee, t!e re)ie& of suc! finin$s is not a
function t!at t!is Court nor"ally unerta%es.
D24E
Ho&e)er, t!is 'ule is not a*solute4 it
a"its of e3ce#tions, suc! as ,-. &!en t!e finin$s are $roune entirely on
s#eculation, sur"ises or conjectures4 ,2. &!en a lo&er court:s inference fro" its factual
finin$s is "anifestly "ista%en, a*sur or i"#ossi*le4 ,5. &!en t!ere is $ra)e a*use of
iscretion in t!e a##reciation of facts4 ,4. &!en t!e finin$s of t!e a##ellate court $o
*eyon t!e issues of t!e case, run contrary to t!e a"issions of t!e #arties to t!e case,
or fail to notice certain rele)ant facts &!ic! -- if #ro#erly consiere -- &ill justify a
ifferent conclusion4 ,1. &!en t!ere is a "isa##reciation of facts4 ,6. &!en t!e finin$s
of fact are conclusions &it!out "ention of t!e s#ecific e)ience on &!ic! t!ey are
*ase, are #re"ise on t!e a*sence of e)ience, or are contraicte *y e)ience on
recor.
D21E
'es#onents in t!e #resent Petition file t!ree cases a$ainst #etitioner: ,-.
Cri"inal Case 7o. 461> for )iolation of P/ 7o. AA2
D26E
,file on 0cto*er 2, ->>-., in &!ic!
#etitioner &as ac9uitte on t!e $roun of $oo fait!4 ,2. Ci)il Case 7o. 162- for
forci*le entry ,file on <uly -0, ->>2. &!ic! &as resol)e *y t!e M(CC on 0cto*er 26,
->>2.
D2AE
,5. Cri"inal Case 7o. 1A54 for Ciolation of P/ 7o. -0>6
D22E
,file on <uly -1,
->>5., &!erein #etitioner &as a$ain ac9uitte.
?e a$ree &it! res#onents t!at =ot -0-+, co)ere *y (ransfer Certificate of (itle
,(C(. 7o. '(--6200
D2>E
an re$istere uner t!e na"e of Se)ero Mal)ar, is ifferent fro"
=ot - &!ic! is co)ere *y (C( 7o. '(--1>>5
D50E
an re$istere uner t!e na"e of
Se)ero Mal)ar also. Ho&e)er, &e cannot i$nore t!e /ecision
D5-E
ate +#ril 50, ->>6 in
Cri"inal Case 7o. 461> for )iolation of P/ AA24 or t!e /ecision
D52E
ate 7o)e"*er 26,
->>A in Cri"inal Case 7o. 1A54 for )iolation of P/ -0>6. (!e #ro#erty in)ol)e in t!ese
t&o cri"inal cases an in t!e instant case for forci*le entry is one an t!e sa"e --
#etitioner:s !ouse.
(!e alle$ation of #etitioner t!at t!ere is only one !ouse in)ol)e in t!ese t!ree
cases !as not *een contro)erte *y res#onents. 7eit!er &as t!ere e)ience
#resente to #ro)e t!at, inee, s!e !a constructe one !ouse on =ot - and anot!er
on =ot -0-+. 0n t!e contrary, s!e correctly #oints out t!at t!e !ouse in)ol)e in t!ese
t!ree cases is foun on one an t!e sa"e location. Cerily, in !is S&orn
State"ent
D55E
su*"itte in Cri"inal Case 7o. 461>, 'es#onent Se)ero Mal)ar state
t!at #etitioner:s !ouse &as Hlocate in front of t!e Museu" an just *e!in t!e City
Hall.I 0n t!e ot!er !an, in t!e Co"#laint
D54E
for forci*le entry, t!e su*ject #ro#erty &as
sai to *e Hlocate alon$ /oon$an 'oa an ri$!t in front of t!e 'e$ional 7ational
Museu" an not far *e!in t!e City Hall of Butuan City.I =astly, t!e /ecision
D51E
in
Cri"inal Case 7o. 1A54 state t!at t!e *uilin$ ins#ector, 6n$ineer Mar$arita Burias,
!a Hres#one to a )er*al co"#laint in)ol)in$ a structure *uilt near t!e Museu" in
G##er /oon$an, Butuan City.I
Base on t!ese factual anteceents, t!ere is co$ent *asis for #etitioner:s contention
t!at t!e M(CC lac%e jurisiction in t!is case.
First, res#onents alle$e t!at t!e su*ject !ouse &as *uilt *y #etitioner on =ot -0-+
co)ere *y (C( 7o. -6200. (!is alle$ation is *elie *y t!e s%etc! #lan
D56E
ate <une
-6, ->>4, su*"itte *y 6n$ineer 'e$ino +. =o"ara <r. (o recall, in an 0rer
D5AE
ate
Marc! 4, ->>4, t!e '(C !a re9uire #etitioner to su*"it a relocation sur)ey of =ot -0-
+ to eter"ine t!e location of t!e !ouse an to ascertain if it &as t!e sa"e !ouse
in)ol)e in Cri"inal Case 7o. 461> for anti-s9uattin$. Ho&e)er, *ecause of t!e Holy
?ee%, #etitioner faile to su*"it t!e relocation sur)ey &it!in t!e #erio #ro)ie *y t!e
'(C. 8n t!e sai s%etc! #lan t!at &as offere in e)ience as 63!i*it H1I in t!e anti-
s9uattin$ case, 6n$ineer =o"ara <r. certifie t!at Ht!e !ut of (eresita Bon$ato is not
&it!in =ot -0-+ as s!o&n in t!is #lan as relocate *y t!e unersi$ne *ase DoEn (C(
7o. '(--1A6 of Benja"in 6)a, et al. an DoEn (C( 7o. '(--6200 of =ot -0-+ of Se)ero
Mal)ar.I
Second, accorin$ to t!e /ecision in Cri"inal Case 7o. 461>, #etitioner:s !ouse is
actually locate on =ot -, t!e #arcel of lan #re)iously co)ere *y (C( 7o. '(--1>>5
an su*ject of t!e anti-s9uattin$ case. (!e '(C <u$e in sai case rule:
I2he lot o! hi%h a%%use&.s house is sta!&i!* as #o"me"l/ %o1e"e& +/ 2"a!s#e"
Ce"ti#i%ate o# 2itle 8o. R2F15CC3 &ate& Ja!ua"/ ?4( 1C@3 i! the !ame o# Se1e"o
Mal1a"( a!& su$e"se&e& +/ 2"a!s#e" Ce"ti#i%ate o# 2itle 8o. R2F?45@C &ate& De%em+e"
3( 1CC1 i! the !ame o# ;utua! La!& De1elo$e"s G"ou$( '!%.J
D3@E
Third, #etitioner:s !ouse !a actually *een in e3istence #rior to Fe*ruary ->>2, t!e
alle$e ate of ille$al entry. (!us, in Cri"inal Case 7o. 1A54 for )iolation of P/ -0>6,
t!e '(C <u$e o#ine as follo&s:
I<i"stl/( the $"ose%utio! has !ot $"o1e! that the a%%use& ha& %o!st"u%te& o" #o" that
matte" as %o!st"u%ti!* the -uestio!e& house i! <e+"ua"/ o# 1CC?( si!%e it as !e1e"
state& that he! the %om$lai!t as lo&*e& ith the Cit/ E!*i!ee".s O##i%e( that the
house o%%u$ie& +/ the a%%use& as u!&e" %o!st"u%tio! o" u!&e" "e!o1atio!. 2he #a%t
that E!*". ;u"ias e1e! a&mitte& that she ha& !o ,!ole&*e o# he! the st"u%tu"e as
+uilt im$li%itl/ i!&i%ates that the same as %om$letel/ e"e%te& o" %o!st"u%te& +e#o"e
E!*". ;u"ias. 1isit( o" e1e! #o" that matte"( +e#o"e the %om$lai!t as #ile&.J
D3CE
(!at t!e !ouse of #etitioner !a *een constructe *y !er fat!er an t!at s!e !a
"erely continue to resie t!erein &as u#!el *y t!e /ecision, &!ic! &e 9uote:
ISu##i%e it to state( hoe1e"( that =e a"e %o!1i!%e&( *i1e! the testimo!ial e1i&e!%e
o##e"e& that the house i! -uestio! as !ot +uilt +/ the a%%use&( +ut +/ he" #athe"(
Ja%i!to ;o!*ato sometime i! 1C35O that a%%use& me"el/ li1e& i! the house as a
mem+e" o# Ja%i!to ;o!*ato.s #amil/ u!til the &eath o# he" $a"e!ts( he"eu$o!( she
%o!ti!ue& to "esi&e i! the sai& house a!& !o %laims to +e its o!e".J
D44E
Fourth, 'es#onent Se)ero Mal)ar a"itte in Cri"inal Case 7o. 461> t!at !e !a
%no&le$e of #etitioner:s !ouse since <anuary ->2A. ?e 9uote fro" !is testi"ony:
HJ 6arlier, <u$e Mal)ar, you tol t!is Honora*le Court t!at you isco)ere so"eti"e in
<anuary ->2A, t!e accuse &as occu#yin$ your #ro#erty consistin$ of 542 s9uare
"eters. ?!at i you o u#on isco)erin$ t!at t!e accuse alreay occu#ie a #ortion
of your #ro#erty &it!out your %no&le$eK
+ 8 &ant to e"olis! !er !ouse. 8 tol !er t!at 8 a" t!e o&ner of t!e lan an s!e is
loo%in$ for t!e L !ectare t!at &as not sol *y !er fat!er to "e.
HJ +n u#on *ein$ infor"e *y (eresita Bon$ato t!at t!ey &ere loo%in$ for t!e L !ectare
lot &!ic! &as not sol to you *y !er fat!er, &!at i you say to !erK
+ 8 tol !er to re"o)e !er !ouse. (!en after t!at, 8 &as so *usy &it! t!e s9uatters alon$
Satorre Street of t!e Mal)ar Cilla$e t!at %e#t "e so *usy. 8t &as only last year t!at &e
&ere a*le to atten to t!is.I
D4-E
8t is &ise to *e re"ine t!at forci*le entry is a 9uietin$ #rocess, an t!at t!e
restricti)e ti"e *ar is #rescri*e to co"#le"ent t!e su""ary nature of suc! #rocess.
D42E
8nee, t!e one-year #erio &it!in &!ic! to *rin$ an action for forci*le entry is
$enerally counte fro" t!e ate of actual entry to t!e lan. Ho&e)er, &!en entry is
"ae t!rou$! stealt!, t!en t!e one-year #erio is counte fro" t!e ti"e t!e #laintiff
learne a*out it.
D45E
+fter t!e la#se of t!e one-year #erio, t!e #arty is#ossesse of a
#arcel of lan "ay file eit!er an accion publiciana, &!ic! is a #lenary action to reco)er
t!e ri$!t of #ossession4 or an accion reivindicatoria, &!ic! is an action to reco)er
o&ners!i# as &ell as #ossession.
D44E
0n t!e *asis of t!e fore$oin$ facts, it is clear t!at t!e cause of action for forci*le
entry file *y res#onents !a alreay #rescri*e &!en t!ey file t!e Co"#laint for
eject"ent on <uly -0, ->>2.
D41E
Hence, e)en if Se)ero Mal)ar "ay *e t!e o&ner of t!e
lan, #ossession t!ereof cannot *e &reste t!rou$! a summary action for eject"ent of
#etitioner, &!o !a *een occu#yin$ it for "ore t!an one ,-. year.
D46E
'es#onents s!oul
!a)e #resente t!eir suit *efore t!e '(C in an accion publiciana or
an accion reivindicatoria, not *efore t!e M(CC in su""ary #roceein$s for forci*le
entry.
D4AE
(!eir cause of action for forci*le entry !a #rescri*e alreay, an t!e M(CC
!a no "ore jurisiction to !ear an ecie it.
D42E
Secon. Issue:
Motion to Dismiss
Petitioner furt!er ar$ues t!at a "otion to is"iss *ase on lac% of jurisiction o)er
t!e su*ject "atter is not a #ro!i*ite #leain$, *ut is allo&e uner Sec. ->,a. of t!e
'e)ise 'ule on Su""ary Proceure.
D4>E
?e a$ree.
(!e 'ule on Su""ary Proceure &as #ro"ul$ate s#ecifically to ac!ie)e Han
e3#eitious an ine3#ensi)e eter"ination of cases.I
D10E
(!e s#eey resolution of
unla&ful etainer cases is a "atter of #u*lic #olicy,
D1-E
an t!e 'ule s!oul e9ually a##ly
&it! full force to forci*le entry cases, in &!ic! #ossession of t!e #re"ises is alreay
ille$al fro" t!e start.
D12E
For t!is reason, t!e 'ule fro&ns u#on elays an #ro!i*its
alto$et!er t!e filin$ of "otions for e3tension of ti"e. Consistently, Section 6 &as ae
to $i)e t!e trial court t!e #o&er to rener ju$"ent, e)en motu proprio, u#on t!e failure
of a efenant to file an ans&er &it!in t!e re$le"entary #erio.
D15E
Ho&e)er, as forci*le
entry an etainer cases are su""ary in nature an in)ol)e istur*ances of t!e social
orer, #roceural tec!nicalities s!oul *e carefully a)oie
D14E
an s!oul not *e allo&e
to o)errie su*stantial justice.
D11E
Pursuant to Section 56
D16E
of BP -2>,
D1AE
t!e Court on <une -6, ->25, #ro"ul$ate t!e
'ule on Su""ary Proceure in S#ecial Cases.
D12E
Gner t!is 'ule, a "otion to is"iss or
9uas! is a #ro!i*ite #leain$. Gner t!e ->>- 'e)ise 'ule on Su""ary Proceure,
!o&e)er,
D1>E
a "otion to is"iss on t!e $roun of lac% of jurisiction o)er t!e su*ject
"atter is an e3ce#tion to t!e rule on #ro!i*ite #leain$s:
ISEC. 1C. 3rohibited pleadings and motions. 4 2he #olloi!* $lea&i!*s( motio!s( o"
$etitio!s shall !ot +e alloe& i! the %ases %o1e"e& +/ this RuleH
3a6 Motio! to &ismiss the %om$lai!t o" to -uash the %om$lai!t o"
i!#o"matio! except o! the *"ou!& o# la%, o# )u"is&i%tio! o1e" the
su+)e%t matte"( o" #ailu"e to %om$l/ ith the $"e%e&i!* se%tio!O
9 9 9 9 9 9 9 9 9J
Furt!er, a court:s lac% of jurisiction o)er t!e su*ject "atter cannot *e &ai)e *y t!e
#arties or cure *y t!eir silence, ac9uiescence or e)en e3#ress consent.
D60E
+ #arty "ay
assail t!e jurisiction of t!e court o)er t!e action at any sta$e of t!e #roceein$s an
e)en on a##eal.
D6-E
(!at t!e M(CC can ta%e co$ni;ance of a "otion to is"iss on t!e
$roun of lac% of jurisiction, e)en if an ans&er !as *een *elately file &e li%e&ise
!el in Bayog v. Natino:
D62E
I2he Re1ise& Rule o! Summa"/ P"o%e&u"e( as ell as its $"e&e%esso"( &o !ot $"o1i&e
that a! a!se" #ile& a#te" the "e*leme!ta"/ $e"io& shoul& +e e9$u!*e& #"om the
"e%o"&s. As a matte" o# #a%t( the"e is !o $"o1isio! #o" a! e!t"/ o# &e#ault i# a &e#e!&a!t
#ails to a!se". 't must li,eise +e $oi!te& out that MAGDA2O.s &e#e!se o# la%, o#
)u"is&i%tio! ma/ ha1e e1e! +ee! "aise& i! a motio! to &ismiss as a! e9%e$tio! to the
"ule o! $"ohi+ite& $lea&i!*s i! the Re1ise& Rule o! Summa"/ P"o%e&u"e. Su%h a
motio! is alloe& u!&e" $a"a*"a$h 3a6 the"eo#( 9 9 9.J
8n t!e case at *ar, t!e M(CC s!oul !a)e s9uarely rule on t!e issue of jurisiction,
instea of erroneously !olin$ t!at it &as a #ro!i*ite #leain$ uner t!e 'ule on
Su""ary Proceure.
D65E
Because t!e Co"#laint for forci*le entry &as file on <uly -0,
->>2, t!e ->>- 'e)ise 'ule on Su""ary Proceure &as a##lica*le.
Finally, t!e M(CC s!oul !a)e ta%en into account #etitioner:s +ns&er,
D64E
in &!ic!
s!e a)erre t!at s!e !a *een Hin constant occu#ation on sai lan in 9uestion since
*irt! on Marc! -A, ->4- u# to t!e #resent, *ein$ an !eir of t!e late 6"iliana 6)a-
Bon$ato, &!o in!erite sai #ro#erty fro" !er fat!er 'ay"uno 6)a &it! consiera*le
i"#ro)e"ents t!ereon.I 8t s!oul !a)e !ear an recei)e t!e e)ience auce *y
t!e #arties for t!e #recise #ur#ose of eter"inin$ &!et!er or not it #ossesse
jurisiction o)er t!e su*ject "atter.
D61E
+n after suc! !earin$, it coul !a)e is"isse t!e
case for lac% of jurisiction.
D66E
8n t!is &ay, t!e lon$, ra&n out #roceein$s t!at too%
#lace in t!is case coul !a)e *een a)oie.
D6AE
34*R*F+R*, t!e Petition is G!NT"# an t!e assaile
/ecision !NN$%%"# an S"T !S&#". (!e Co"#laint for forci*le entry
is #&S'&SS"# for lac% of jurisiction. 7o #ronounce"ent as to costs.
S+ +R/*R*/
(H8'/ /8C8S807
[GR !o "#"$"# August "#% &''&(
)*R*SI)A B+!GA)+% petitioner, vs. Spouses S*,*R+ A -AL,AR
an. )RI!I/A/ -AL,AR% respondents.
/ * C I S I + !
0A!GA!IBA!% J.:
+n action for forci*le entry is a 9uietin$ #rocess t!at is su""ary in nature. 8t is
esi$ne to reco)er #!ysical #ossession in s#eey #roceein$s t!at are restricti)e in
nature, sco#e an ti"e li"its. (!e one-year *ar &it!in &!ic! to *rin$ t!e suit is
#rescri*e to co"#le"ent its su""ary nature. (!us, after t!e one-year #erio !as
la#se, #laintiffs can no lon$er a)ail t!e"sel)es of t!e su""ary #roceein$s in t!e
"unici#al trial court *ut "ust liti$ate, in t!e nor"al course, in t!e re$ional trial court in
an orinary action to reco)er #ossession, or to reco)er *ot! o&ners!i# an #ossession.
Before us is a Petition for 'e)ie& on Certiorari uner 'ule 41 of t!e 'ules of Court,
assailin$ t!e /ece"*er -6, ->>2 /ecision
D-E
an t!e Se#te"*er -, ->>> 'esolution
D2E
of
t!e Court of +##eals ,C+. in C+-F' SP 7o. 54204. (!e ecretal #ortion of t!e
/ecision reas:
I=AERE<ORE( the $etitio! is he"e+/ &ismisse& #o" la%, o# me"it. Costs a*ai!st
$etitio!e".J
D3E
(!e assaile 'esolution enie #etitioner:s Motion for 'econsieration.
(!e C+ sustaine t!e /ecision of t!e 'e$ional (rial Court ,'(C. of Butuan City
,Branc! 4., &!ic! !a is#ose t!us:
I=AERE<ORE( i! 1ie o# all the #o"e*oi!*( the Cou"t he"e+/ a##i"ms the &e%isio! o#
the Mu!i%i$al 2"ial Cou"t i! Cities( ;"a!%h ? $e!!e& +/ the Ao!o"a+le Sa!tos Ro&.
Ce&"o a!& the ="it o# E9e%utio! issue& o! the ?4
th
&a/ o# Au*ust 1CC3 u$o! o"&e" o#
the Ao!o"a+le Rosa"ito <. Da+alos 3Re%o"&( $. 4?( <olio ''6 %a! !o +e se"1e& o! the
&e#e!&a!t.J
D4E
)he Facts
(!e factual anteceents of t!e case are su""ari;e *y t!e Court of +##eals as
follo&s:
I2he s$ouses Se1e"o a!& 2"i!i&a& Mal1a" #ile& a %om$lai!t #o" #o"%i+le e!t"/ a*ai!st
$etitio!e" 2e"esita ;o!*ato( alle*i!* that $etitio!e" ;o!*ato u!la#ull/ e!te"e& a
$a"%el o# la!& %o1e"e& +/ 2C2 8o. R2F16?44 +elo!*i!* to the sai& s$ouses a!&
e"e%te& the"eo! a house o# li*ht mate"ials. 2he $etitio!e" #ile& a motio! #o" e9te!sio!
o# time to #ile a! a!se" hi%h the M2CC &e!ie&O it +ei!* $"os%"i+e& u!&e" the Rule
o! Summa"/ P"o%e&u"e( a!& li,eise %o!tai!i!* !o !oti%e o# hea"i!*. =ith a !e
%ou!sel( Att/. Via&o" C. Via)a"( $etitio!e" #ile& a! a!se" hi%h the M2CC
&is"e*a"&e&( the same ha1i!* +ee! #ile& +e/o!& the te!F&a/ "e*leme!ta"/
$e"io&. Late"( ith still a!othe" %ou!sel( Att/. Jesus G. Cha1eB o# the Pu+li%
Atto"!e/.s O##i%e( $etitio!e" #ile& a motio! to &ismiss hi%h the M2CC &e!ie& as
+ei!* %o!t"a"/ to the Rule o! Summa"/ P"o%e&u"e.
I2he"ea#te"( the M2CC "e!&e"e& a &e%isio! o"&e"i!* $etitio!e" to 1a%ate the la!& i!
-uestio!( a!& to $a/ "e!tals( atto"!e/.s #ees( a!& the %osts o# the suit. 2he &e%isio!
as a##i"me& +/ "es$o!&e!t R2C )u&*e. Petitio!e" #ile& a motio! #o" "e%o!si&e"atio!.
IO! Ma"%h 4( 1CC4( "es$o!&e!t Ju&*e issue& a! o"&e" *"a!ti!* the motio! #o"
"e%o!si&e"atio! Po!l/ i!so#a" as to &ete"mi!e the lo%atio! o# the houses i!1ol1e& i!
this %i1il %ase so that the Cou"t ill ,!o hethe" the/ a"e lo%ate& o! o!e a!& the
same lot o" a lot &i##e"e!t #"om that i!1ol1e& i! the %"imi!al %ase #o" A!tiF
S-uatti!*.. '! the same o"&e"( "es$o!&e!t Ju&*e &isalloe& a!/ e9te!sio! a!& a"!e&
that i# the su"1e/ is !ot ma&e( the %ou"t mi*ht %o!si&e" the same a+a!&o!e& a!& the
"it o# e9e%utio! oul& +e issue&.
I2he %"imi!al %ase #o" a!tiFs-uatti!* 3C"im. Case 8o. 465C6 as #ile& +/ $"i1ate
"es$o!&e!ts Mal1a" a*ai!st $etitio!e" ;o!*ato. 2he %ase is still $e!&i!* ith the
Re*io!al 2"ial Cou"t( ;"a!%h '( ;utua! Cit/.
IO! Ma"%h ?@( 1CC4( $etitio!e" #ile& a motio! #o" e9te!sio! o# the Ma"%h ?C( 1CC4
&ea&li!e #o" the su+missio! o# the "elo%atio! su"1e/ a!& to mo1e the &ea&li!e to A$"il
15( 1CC4( as the e!*i!ee" %o!%e"!e&( E!*". Luma"&a( %oul& !ot %o!&u%t his su"1e/
&u"i!* the Aol/ =ee,( he +ei!* a la/ mi!iste" a!& $a"ish %ou!%il mem+e".
IO! A$"il 7( 1CC4( "es$o!&e!t Ju&*e !ote& that !o su"1e/ "e$o"t as su+mitte& a!&
o"&e"e& the "e%o"& o# the %ase "etu"!e& to the %ou"t o# o"i*i! #o" &is$osal.J
D5E
3Citatio!s
omitte&6
Ruling of the Cou1t of Appeals
(!e C+ !el t!at t!e lot referre to in t!e #resent contro)ersy &as ifferent fro"
t!at in)ol)e in t!e anti-s9uattin$ case.
D6E
8t furt!er rule t!at t!e Munici#al (rial Court in
Cities ,M(CC. !a jurisiction, an t!at it i not err in rejectin$ #etitioner:s Motion to
/is"iss. (!e a##ellate court reasone t!at t!e M(CC !a #asse u#on t!e issue of
o&ners!i# of t!e #ro#erty "erely to eter"ine #ossession -- an action t!at i not oust
t!e latter of its jurisiction.
DAE
Gnsatisfie &it! t!e C+ /ecision, #etitioner lo$e t!is Petition.
D2E
Issues
8n !er Me"oranu", #etitioner raises t!e follo&in$ issues for t!is Court:s
consieration:
I
I=hethe" o" !ot the Cou"t o# A$$eals *"a1el/ a+use& its &is%"etio! i! !ot #i!&i!* that
the t"ial %ou"t la%,e& )u"is&i%tio! si!%e the Com$lai!t as #ile& +e/o!& the o!eF/ea"
$e"io& #"om &ate o# alle*e& e!t"/O
II
I=hethe" o" !ot the Cou"t o# A$$eals *"a1el/ a+use& its &is%"etio! i! "uli!* that the
Motio! to Dismiss as a $"ohi+ite& $lea&i!*.J
DCE
)his Cou1t2s Ruling
(!e Petition is "eritorious.
Fi1st Issue:
MTCC Jurisdiction
Petitioner clai"s t!at t!e M(CC !a no jurisiction, *ecause t!e Co"#laint for
forci*le entry &as file only in ->>2 or *eyon t!e one-year #erio #ro)ie uner t!e
'ules of Ci)il Proceure.
D-0E
S!e a)ers t!at in Cri"inal Case 7o. 461> for anti-s9uattin$,
'es#onent Se)ero Mal)ar alle$e in !is S&orn State"ent t!at #etitioner !a ille$ally
entere !is lan Hso"eti"e in t!e first &ee% of <anuary ->2A.I
D--E
0n t!e ot!er !an, res#onents conten t!at t!e su*ject of t!e anti-s9uattin$ case
is ifferent fro" t!e #arcel of lan in)ol)e !ere.
D-2E
Before tac%lin$ t!e issue irectly, it is &ort!&!ile to restate t!ree *asic le$al
#rinci#les. First, in forci*le entry, one e"#loys force, inti"iation, t!reat, strate$y or
stealt! to e#ri)e anot!er of #!ysical #ossession of lan or *uilin$.
D-5E
(!us, t!e #laintiff
"ust alle$e an #ro)e #rior #!ysical #ossession of t!e #ro#erty in liti$ation until
e#ri)e t!ereof *y t!e efenant.
D-4E
(!is re9uire"ent i"#lies t!at t!e #ossession of
t!e is#ute lan *y t!e latter &as unla&ful fro" t!e *e$innin$.
D-1E
(!e sole 9uestion for
resolution !in$es on t!e #!ysical or "aterial #ossession ,#ossession de facto. of t!e
#ro#erty. 7eit!er a clai" of juriical #ossession ,#ossession de jure) nor an a)er"ent of
o&ners!i#
D-6E
*y t!e efenant can outri$!tly #re)ent t!e court fro" ta%in$ co$ni;ance of
t!e case.
D-AE
6ject"ent cases #rocee ine#enently of any clai" of o&ners!i#, an t!e
#laintiff nees "erely to #ro)e #rior #ossession de facto an unue e#ri)ation t!ereof.
D-2E
Second, as a $eneral rule, courts o not ta%e juicial notice of t!e e)ience
#resente in ot!er #roceein$s, e)en if t!ese !a)e *een trie or are #enin$ in t!e
sa"e court or *efore t!e sa"e ju$e.
D->E
(!ere are e3ce#tions to t!is rule. 0rinarily, an
a##ellate court cannot refer to t!e recor in anot!er case to ascertain a fact not s!o&n
in t!e recor of t!e case *efore it,
D20E
yet, it !as *een !el t!at it "ay consult ecisions in
ot!er #roceein$s, in orer to loo% for t!e la& t!at is eter"inati)e of or a##lica*le to
t!e case uner re)ie&.
D2-E
8n so"e instances, courts !a)e also ta%en juicial notice of
#roceein$s in ot!er cases t!at are closely connecte to t!e "atter in contro)ersy.
D22E
(!ese cases H"ay *e so closely inter&o)en, or so clearly intere#enent, as to
in)o%eI a rule of juicial notice.
D25E
Third, factual finin$s of trial courts, es#ecially &!en affir"e *y t!e Court of
+##eals, are *inin$ on t!e Su#re"e Court. 8nee, t!e re)ie& of suc! finin$s is not a
function t!at t!is Court nor"ally unerta%es.
D24E
Ho&e)er, t!is 'ule is not a*solute4 it
a"its of e3ce#tions, suc! as ,-. &!en t!e finin$s are $roune entirely on
s#eculation, sur"ises or conjectures4 ,2. &!en a lo&er court:s inference fro" its factual
finin$s is "anifestly "ista%en, a*sur or i"#ossi*le4 ,5. &!en t!ere is $ra)e a*use of
iscretion in t!e a##reciation of facts4 ,4. &!en t!e finin$s of t!e a##ellate court $o
*eyon t!e issues of t!e case, run contrary to t!e a"issions of t!e #arties to t!e case,
or fail to notice certain rele)ant facts &!ic! -- if #ro#erly consiere -- &ill justify a
ifferent conclusion4 ,1. &!en t!ere is a "isa##reciation of facts4 ,6. &!en t!e finin$s
of fact are conclusions &it!out "ention of t!e s#ecific e)ience on &!ic! t!ey are
*ase, are #re"ise on t!e a*sence of e)ience, or are contraicte *y e)ience on
recor.
D21E
'es#onents in t!e #resent Petition file t!ree cases a$ainst #etitioner: ,-.
Cri"inal Case 7o. 461> for )iolation of P/ 7o. AA2
D26E
,file on 0cto*er 2, ->>-., in &!ic!
#etitioner &as ac9uitte on t!e $roun of $oo fait!4 ,2. Ci)il Case 7o. 162- for
forci*le entry ,file on <uly -0, ->>2. &!ic! &as resol)e *y t!e M(CC on 0cto*er 26,
->>2.
D2AE
,5. Cri"inal Case 7o. 1A54 for Ciolation of P/ 7o. -0>6
D22E
,file on <uly -1,
->>5., &!erein #etitioner &as a$ain ac9uitte.
?e a$ree &it! res#onents t!at =ot -0-+, co)ere *y (ransfer Certificate of (itle
,(C(. 7o. '(--6200
D2>E
an re$istere uner t!e na"e of Se)ero Mal)ar, is ifferent fro"
=ot - &!ic! is co)ere *y (C( 7o. '(--1>>5
D50E
an re$istere uner t!e na"e of
Se)ero Mal)ar also. Ho&e)er, &e cannot i$nore t!e /ecision
D5-E
ate +#ril 50, ->>6 in
Cri"inal Case 7o. 461> for )iolation of P/ AA24 or t!e /ecision
D52E
ate 7o)e"*er 26,
->>A in Cri"inal Case 7o. 1A54 for )iolation of P/ -0>6. (!e #ro#erty in)ol)e in t!ese
t&o cri"inal cases an in t!e instant case for forci*le entry is one an t!e sa"e --
#etitioner:s !ouse.
(!e alle$ation of #etitioner t!at t!ere is only one !ouse in)ol)e in t!ese t!ree
cases !as not *een contro)erte *y res#onents. 7eit!er &as t!ere e)ience
#resente to #ro)e t!at, inee, s!e !a constructe one !ouse on =ot - and anot!er
on =ot -0-+. 0n t!e contrary, s!e correctly #oints out t!at t!e !ouse in)ol)e in t!ese
t!ree cases is foun on one an t!e sa"e location. Cerily, in !is S&orn
State"ent
D55E
su*"itte in Cri"inal Case 7o. 461>, 'es#onent Se)ero Mal)ar state
t!at #etitioner:s !ouse &as Hlocate in front of t!e Museu" an just *e!in t!e City
Hall.I 0n t!e ot!er !an, in t!e Co"#laint
D54E
for forci*le entry, t!e su*ject #ro#erty &as
sai to *e Hlocate alon$ /oon$an 'oa an ri$!t in front of t!e 'e$ional 7ational
Museu" an not far *e!in t!e City Hall of Butuan City.I =astly, t!e /ecision
D51E
in
Cri"inal Case 7o. 1A54 state t!at t!e *uilin$ ins#ector, 6n$ineer Mar$arita Burias,
!a Hres#one to a )er*al co"#laint in)ol)in$ a structure *uilt near t!e Museu" in
G##er /oon$an, Butuan City.I
Base on t!ese factual anteceents, t!ere is co$ent *asis for #etitioner:s contention
t!at t!e M(CC lac%e jurisiction in t!is case.
First, res#onents alle$e t!at t!e su*ject !ouse &as *uilt *y #etitioner on =ot -0-+
co)ere *y (C( 7o. -6200. (!is alle$ation is *elie *y t!e s%etc! #lan
D56E
ate <une
-6, ->>4, su*"itte *y 6n$ineer 'e$ino +. =o"ara <r. (o recall, in an 0rer
D5AE
ate
Marc! 4, ->>4, t!e '(C !a re9uire #etitioner to su*"it a relocation sur)ey of =ot -0-
+ to eter"ine t!e location of t!e !ouse an to ascertain if it &as t!e sa"e !ouse
in)ol)e in Cri"inal Case 7o. 461> for anti-s9uattin$. Ho&e)er, *ecause of t!e Holy
?ee%, #etitioner faile to su*"it t!e relocation sur)ey &it!in t!e #erio #ro)ie *y t!e
'(C. 8n t!e sai s%etc! #lan t!at &as offere in e)ience as 63!i*it H1I in t!e anti-
s9uattin$ case, 6n$ineer =o"ara <r. certifie t!at Ht!e !ut of (eresita Bon$ato is not
&it!in =ot -0-+ as s!o&n in t!is #lan as relocate *y t!e unersi$ne *ase DoEn (C(
7o. '(--1A6 of Benja"in 6)a, et al. an DoEn (C( 7o. '(--6200 of =ot -0-+ of Se)ero
Mal)ar.I
Second, accorin$ to t!e /ecision in Cri"inal Case 7o. 461>, #etitioner:s !ouse is
actually locate on =ot -, t!e #arcel of lan #re)iously co)ere *y (C( 7o. '(--1>>5
an su*ject of t!e anti-s9uattin$ case. (!e '(C <u$e in sai case rule:
I2he lot o! hi%h a%%use&.s house is sta!&i!* as #o"me"l/ %o1e"e& +/ 2"a!s#e"
Ce"ti#i%ate o# 2itle 8o. R2F15CC3 &ate& Ja!ua"/ ?4( 1C@3 i! the !ame o# Se1e"o
Mal1a"( a!& su$e"se&e& +/ 2"a!s#e" Ce"ti#i%ate o# 2itle 8o. R2F?45@C &ate& De%em+e"
3( 1CC1 i! the !ame o# ;utua! La!& De1elo$e"s G"ou$( '!%.J
D3@E
Third, #etitioner:s !ouse !a actually *een in e3istence #rior to Fe*ruary ->>2, t!e
alle$e ate of ille$al entry. (!us, in Cri"inal Case 7o. 1A54 for )iolation of P/ -0>6,
t!e '(C <u$e o#ine as follo&s:
I<i"stl/( the $"ose%utio! has !ot $"o1e! that the a%%use& ha& %o!st"u%te& o" #o" that
matte" as %o!st"u%ti!* the -uestio!e& house i! <e+"ua"/ o# 1CC?( si!%e it as !e1e"
state& that he! the %om$lai!t as lo&*e& ith the Cit/ E!*i!ee".s O##i%e( that the
house o%%u$ie& +/ the a%%use& as u!&e" %o!st"u%tio! o" u!&e" "e!o1atio!. 2he #a%t
that E!*". ;u"ias e1e! a&mitte& that she ha& !o ,!ole&*e o# he! the st"u%tu"e as
+uilt im$li%itl/ i!&i%ates that the same as %om$letel/ e"e%te& o" %o!st"u%te& +e#o"e
E!*". ;u"ias. 1isit( o" e1e! #o" that matte"( +e#o"e the %om$lai!t as #ile&.J
D3CE
(!at t!e !ouse of #etitioner !a *een constructe *y !er fat!er an t!at s!e !a
"erely continue to resie t!erein &as u#!el *y t!e /ecision, &!ic! &e 9uote:
ISu##i%e it to state( hoe1e"( that =e a"e %o!1i!%e&( *i1e! the testimo!ial e1i&e!%e
o##e"e& that the house i! -uestio! as !ot +uilt +/ the a%%use&( +ut +/ he" #athe"(
Ja%i!to ;o!*ato sometime i! 1C35O that a%%use& me"el/ li1e& i! the house as a
mem+e" o# Ja%i!to ;o!*ato.s #amil/ u!til the &eath o# he" $a"e!ts( he"eu$o!( she
%o!ti!ue& to "esi&e i! the sai& house a!& !o %laims to +e its o!e".J
D44E
Fourth, 'es#onent Se)ero Mal)ar a"itte in Cri"inal Case 7o. 461> t!at !e !a
%no&le$e of #etitioner:s !ouse since <anuary ->2A. ?e 9uote fro" !is testi"ony:
HJ 6arlier, <u$e Mal)ar, you tol t!is Honora*le Court t!at you isco)ere so"eti"e in
<anuary ->2A, t!e accuse &as occu#yin$ your #ro#erty consistin$ of 542 s9uare
"eters. ?!at i you o u#on isco)erin$ t!at t!e accuse alreay occu#ie a #ortion
of your #ro#erty &it!out your %no&le$eK
+ 8 &ant to e"olis! !er !ouse. 8 tol !er t!at 8 a" t!e o&ner of t!e lan an s!e is
loo%in$ for t!e L !ectare t!at &as not sol *y !er fat!er to "e.
HJ +n u#on *ein$ infor"e *y (eresita Bon$ato t!at t!ey &ere loo%in$ for t!e L !ectare
lot &!ic! &as not sol to you *y !er fat!er, &!at i you say to !erK
+ 8 tol !er to re"o)e !er !ouse. (!en after t!at, 8 &as so *usy &it! t!e s9uatters alon$
Satorre Street of t!e Mal)ar Cilla$e t!at %e#t "e so *usy. 8t &as only last year t!at &e
&ere a*le to atten to t!is.I
D4-E
8t is &ise to *e re"ine t!at forci*le entry is a 9uietin$ #rocess, an t!at t!e
restricti)e ti"e *ar is #rescri*e to co"#le"ent t!e su""ary nature of suc! #rocess.
D42E
8nee, t!e one-year #erio &it!in &!ic! to *rin$ an action for forci*le entry is
$enerally counte fro" t!e ate of actual entry to t!e lan. Ho&e)er, &!en entry is
"ae t!rou$! stealt!, t!en t!e one-year #erio is counte fro" t!e ti"e t!e #laintiff
learne a*out it.
D45E
+fter t!e la#se of t!e one-year #erio, t!e #arty is#ossesse of a
#arcel of lan "ay file eit!er an accion publiciana, &!ic! is a #lenary action to reco)er
t!e ri$!t of #ossession4 or an accion reivindicatoria, &!ic! is an action to reco)er
o&ners!i# as &ell as #ossession.
D44E
0n t!e *asis of t!e fore$oin$ facts, it is clear t!at t!e cause of action for forci*le
entry file *y res#onents !a alreay #rescri*e &!en t!ey file t!e Co"#laint for
eject"ent on <uly -0, ->>2.
D41E
Hence, e)en if Se)ero Mal)ar "ay *e t!e o&ner of t!e
lan, #ossession t!ereof cannot *e &reste t!rou$! a summary action for eject"ent of
#etitioner, &!o !a *een occu#yin$ it for "ore t!an one ,-. year.
D46E
'es#onents s!oul
!a)e #resente t!eir suit *efore t!e '(C in an accion publiciana or
an accion reivindicatoria, not *efore t!e M(CC in su""ary #roceein$s for forci*le
entry.
D4AE
(!eir cause of action for forci*le entry !a #rescri*e alreay, an t!e M(CC
!a no "ore jurisiction to !ear an ecie it.
D42E
Secon. Issue:
Motion to Dismiss
Petitioner furt!er ar$ues t!at a "otion to is"iss *ase on lac% of jurisiction o)er
t!e su*ject "atter is not a #ro!i*ite #leain$, *ut is allo&e uner Sec. ->,a. of t!e
'e)ise 'ule on Su""ary Proceure.
D4>E
?e a$ree.
(!e 'ule on Su""ary Proceure &as #ro"ul$ate s#ecifically to ac!ie)e Han
e3#eitious an ine3#ensi)e eter"ination of cases.I
D10E
(!e s#eey resolution of
unla&ful etainer cases is a "atter of #u*lic #olicy,
D1-E
an t!e 'ule s!oul e9ually a##ly
&it! full force to forci*le entry cases, in &!ic! #ossession of t!e #re"ises is alreay
ille$al fro" t!e start.
D12E
For t!is reason, t!e 'ule fro&ns u#on elays an #ro!i*its
alto$et!er t!e filin$ of "otions for e3tension of ti"e. Consistently, Section 6 &as ae
to $i)e t!e trial court t!e #o&er to rener ju$"ent, e)en motu proprio, u#on t!e failure
of a efenant to file an ans&er &it!in t!e re$le"entary #erio.
D15E
Ho&e)er, as forci*le
entry an etainer cases are su""ary in nature an in)ol)e istur*ances of t!e social
orer, #roceural tec!nicalities s!oul *e carefully a)oie
D14E
an s!oul not *e allo&e
to o)errie su*stantial justice.
D11E
Pursuant to Section 56
D16E
of BP -2>,
D1AE
t!e Court on <une -6, ->25, #ro"ul$ate t!e
'ule on Su""ary Proceure in S#ecial Cases.
D12E
Gner t!is 'ule, a "otion to is"iss or
9uas! is a #ro!i*ite #leain$. Gner t!e ->>- 'e)ise 'ule on Su""ary Proceure,
!o&e)er,
D1>E
a "otion to is"iss on t!e $roun of lac% of jurisiction o)er t!e su*ject
"atter is an e3ce#tion to t!e rule on #ro!i*ite #leain$s:
ISEC. 1C. 3rohibited pleadings and motions. 4 2he #olloi!* $lea&i!*s( motio!s( o"
$etitio!s shall !ot +e alloe& i! the %ases %o1e"e& +/ this RuleH
3a6 Motio! to &ismiss the %om$lai!t o" to -uash the %om$lai!t o"
i!#o"matio! except o! the *"ou!& o# la%, o# )u"is&i%tio! o1e" the
su+)e%t matte"( o" #ailu"e to %om$l/ ith the $"e%e&i!* se%tio!O
9 9 9 9 9 9 9 9 9J
Furt!er, a court:s lac% of jurisiction o)er t!e su*ject "atter cannot *e &ai)e *y t!e
#arties or cure *y t!eir silence, ac9uiescence or e)en e3#ress consent.
D60E
+ #arty "ay
assail t!e jurisiction of t!e court o)er t!e action at any sta$e of t!e #roceein$s an
e)en on a##eal.
D6-E
(!at t!e M(CC can ta%e co$ni;ance of a "otion to is"iss on t!e
$roun of lac% of jurisiction, e)en if an ans&er !as *een *elately file &e li%e&ise
!el in Bayog v. Natino:
D62E
I2he Re1ise& Rule o! Summa"/ P"o%e&u"e( as ell as its $"e&e%esso"( &o !ot $"o1i&e
that a! a!se" #ile& a#te" the "e*leme!ta"/ $e"io& shoul& +e e9$u!*e& #"om the
"e%o"&s. As a matte" o# #a%t( the"e is !o $"o1isio! #o" a! e!t"/ o# &e#ault i# a &e#e!&a!t
#ails to a!se". 't must li,eise +e $oi!te& out that MAGDA2O.s &e#e!se o# la%, o#
)u"is&i%tio! ma/ ha1e e1e! +ee! "aise& i! a motio! to &ismiss as a! e9%e$tio! to the
"ule o! $"ohi+ite& $lea&i!*s i! the Re1ise& Rule o! Summa"/ P"o%e&u"e. Su%h a
motio! is alloe& u!&e" $a"a*"a$h 3a6 the"eo#( 9 9 9.J
8n t!e case at *ar, t!e M(CC s!oul !a)e s9uarely rule on t!e issue of jurisiction,
instea of erroneously !olin$ t!at it &as a #ro!i*ite #leain$ uner t!e 'ule on
Su""ary Proceure.
D65E
Because t!e Co"#laint for forci*le entry &as file on <uly -0,
->>2, t!e ->>- 'e)ise 'ule on Su""ary Proceure &as a##lica*le.
Finally, t!e M(CC s!oul !a)e ta%en into account #etitioner:s +ns&er,
D64E
in &!ic!
s!e a)erre t!at s!e !a *een Hin constant occu#ation on sai lan in 9uestion since
*irt! on Marc! -A, ->4- u# to t!e #resent, *ein$ an !eir of t!e late 6"iliana 6)a-
Bon$ato, &!o in!erite sai #ro#erty fro" !er fat!er 'ay"uno 6)a &it! consiera*le
i"#ro)e"ents t!ereon.I 8t s!oul !a)e !ear an recei)e t!e e)ience auce *y
t!e #arties for t!e #recise #ur#ose of eter"inin$ &!et!er or not it #ossesse
jurisiction o)er t!e su*ject "atter.
D61E
+n after suc! !earin$, it coul !a)e is"isse t!e
case for lac% of jurisiction.
D66E
8n t!is &ay, t!e lon$, ra&n out #roceein$s t!at too%
#lace in t!is case coul !a)e *een a)oie.
D6AE
34*R*F+R*, t!e Petition is G!NT"# an t!e assaile
/ecision !NN$%%"# an S"T !S&#". (!e Co"#laint for forci*le entry
is #&S'&SS"# for lac% of jurisiction. 7o #ronounce"ent as to costs.
S+ +R/*R*/
FACTS:
Spouses Malvar filed a complaint for forcible entry against Bongato, for allegedly unlawfully
entering a parcel of land and constructed a house of light materials thereon. The trial court
ordered petitioner to vacate the lot
and thereafter issued an order insofar as to determine the location of the houses involved in the civil
case is the same with the one in the criminal case for anti-squatting. The judge made a warning
that there will be no extension granted for the submission of the survey and failure to do so
would prompt the issuance of the writ of execution. Upon failure of petitioner to submit a
survey report, the judge ordered the return of the records of the case to the court of origin for
disposal.

HELD:
In forcible entry, one employs FISTS to deprive another physical possession of land or
building. Thus, plaintiff must allege and prove prior physical possession of the property in
litigation until deprived thereof by defendant. Sole question for resolution hinges on the physical
or material possession of the property. Neither a claim of juridical possession nor an averment of
ownership by the defendant can outrightly prevent the court from taking cognizance of the
case. Ejectment cases proceed independently of any claim of ownership and the plaintiff needs
merely to prove prior possession de facto and undue deprivation thereof.

In the present case, the lower court lacked jurisdiction in this case. First, the house of petitioner was
actually situated in the lot subject of the anti-squatting case and not on the lot of the spouses.
Second, the house has been in existence prior to the alleged date of forcible entry. Third,
the respondents had knowledge of the existence of the house long before the alleged date of entry.

Forcible entry is a quieting process, and that the restrictive time bar is prescribed to
complement the summary nature of the process. Indeed, the one-year period within which to
bring an action for forcible entry is generally counted from the date of actual entry to the
land. However, when entry is made through stealth, then the one-year period is counted from the
time plaintiff knew about it. after the lapse of the one-year period, the party dispossessed of a
parcel of land may file either an accion publiciana, which is a plenary action to recover the right to
possession, or an accion reivindicatoria, which is an action to recover ownership as well as
possession.
BONGATO V. MALVAR, 387 SCRA 327
FACTS:
Spouses Severo and Trinidad Malvar filed a complaint in the MTCC for forcible entry against Teresita
Bongato, alleging that Bongato unlawfully entered a parcel of land belonging to the spouses and
erected thereon a house of light materials.
MTCC decided in favor of Malvar and ordered Bongato to vacate the land. RTC affirmed the
decision. CA also held that MTCC had jurisdiction. On appeal, Bongato raised the issue of MTCC
jurisdiction; that the complaint was filed beyond the one-year prescriptive period.
ISSUE:
Wherther or not the MTCC had jurisdiction since the Complaint was filed beyond the one-year period
from date of alleged entry?
HELD:
No, MTCC had no jurisdiction. It is wise to be reminded that forcible entry is a quieting process, and
that the restrictive time bar is prescribed to complement the summary nature of such process.
Indeed, the one-year period within which to bring an action for forcible entry is generally counted
from the date of actual entry to the land. However, when entry is made through stealth, then the one-
year period is counted from the time the plaintiff learned about it. After the lapse of the one-year
period, the party dispossessed of the parcel of land may file either accion publiciana; or an accion
reivindicatoria, which is an action to recover ownership as well as possession.
One the basis of the facts, it is clear that the cause of action for forcible entry filed by respondents
had already prescribed when they filed the complaint on July 10, 1992 (the house was built as early
as 1987), thus the MTCC had no more jurisdiction to hear and decide the case.
'e#u*lic of t!e P!ili##ines
S50R*-* C+5R)
Manila
S6C07/ /8C8S807

GR !o "'$&6" !ovembe1 "7% "778
C4IA+ LI+!G )A!% #etitioner,
)s.
)4* 4+!+RABL* C+5R) +F A00*ALS% 4+! -A!5*L ) -5R+% 01esi.ing 9u.ge% R)C of
-anila% B1anch 6# an. )A! BA! :+!G% res#onents.
(oa)uin '. !rao for petitioner.
'acavinta * Sta. !na %a+ ,ffices for private respondent.

!+C+!% J.:
Petitioner see%s in t!is #etition t!e re)ersal of t!e Court of +##ealsM ecision ate May -1, ->>2 in
C+-F.'. CC 7o. 2>>22 affir"in$ t!e unfa)ora*le ecision of t!e trial court
"
in !is suit for re#le)in an
a"a$es.
Petitioner C!iao =ion$ (an clai"s to *e t!e o&ner of a "otor )e!icle, #articularly escri*e as 8su;u
6lf )an, ->A6 Moel &it! Motor 7o. 44>>>-2 an C!assis 7o. >646A20 &!ic! !e #urc!ase in
Marc!, ->2A. +s o&ner t!ereof, #etitioner says !e !as *een in #ossession, enjoy"ent an utili;ation
of t!e sai "otor )e!icle until it &as ta%en fro" !i" *y !is oler *rot!er, (an Ban @on$, t!e #ri)ate
res#onent !erein.
Petitioner relies #rinci#ally on t!e fact t!at t!e 8su;u 6lf )an is re$istere in !is na"e uner
Certificate of 'e$istration 7o. -10->0>. He clai"s in !is testi"ony *efore t!e trial court t!at t!e sai
)e!icle &as #urc!ase fro" Balinta&a% 8su;u Motor Center for a #rice of o)er P-00,000.004 t!at !e
sent !is *rot!er to #ay for t!e )an an t!e recei#t for #ay"ent &as #lace in !is ,#etitionerMs. na"e
*ecause it &as !is "oney t!at &as use to #ay for t!e )e!icle4 t!at !e allo&e !is *rot!er to use t!e
)an *ecause t!e latter &as &or%in$ for !is co"#any, t!e C=( 8nustries4 an t!at !is *rot!er later
refuse to return t!e )an to !i" an a##ro#riate t!e sa"e for !i"self.
0n t!e ot!er !an, #ri)ate res#onent testifie t!at C=( 8nustries is a fa"ily *usiness t!at &as
#lace in #etitionerMs na"e *ecause at t!at ti"e !e &as t!en lea)in$ for t!e Gnite States an
#etitioner is t!e re"ainin$ Fili#ino in t!e fa"ily resiin$ in t!e P!ili##ines. ?!en t!e fa"ily *usiness
neee a )e!icle in ->2A for use in t!e eli)ery of "ac!inery to its custo"ers, !e as%e #etitioner to
loo% for a )e!icle an $a)e !i" t!e a"ount of P1,000.00 to *e e#osite as o&n #ay"ent for an
8su;u 6lf Can &!ic! &oul *e a)aila*le in a*out a "ont!. +fter a "ont!, !e !i"self #ai t!e &!ole
#rice out of a loan of P-40,000.00 &!ic! !e o*taine fro" !is frien (an Pit Sin. 8nas"uc! as t!e
recei#t for t!e o&n#ay"ent &as #lace in t!e na"e of #etitioner an since !e &as still on $oo
ter"s &it! !i", #ri)ate res#onent allo&e t!e re$istration of t!e )e!icle in #etitionerMs na"e. 8t &as
also t!eir unerstanin$ t!at !e &oul %ee# t!e )an for !i"self *ecause C=( 8nustries &as not in a
#osition to #ay !i". Hence, fro" t!e ti"e of t!e #urc!ase, !e !a *een in #ossession of t!e )e!icle
incluin$ t!e ori$inal re$istration #a#ers t!ereof, *ut allo&in$ #etitioner fro" ti"e to ti"e to use t!e
)an for eli)eries of "ac!inery.
(an Pit Sin &!o !a %no&n #ri)ate res#onent since ->62, not only *ecause t!ey &ere class"ates
*ut also *ecause of t!eir *usiness ealin$s &it! eac! ot!er, confir"e t!at #ri)ate res#onent
*orro&e fro" !i" P-40,000.00 in Marc!, ->2A to *uy an 8su;u 6lf )an. 8n fact, !e !a *orro&e
sai )e!icle for a fe& ti"es.
Fina =u, an e"#loyee of t!e Balinta&a% 8su;u Motors, testifie t!at #ri)ate res#onent #ai t!e
*alance of t!e #urc!ase #rice of t!e 8su;u 6lf )an in t!e a"ount of P-55,000.00 *ut t!e recei#t &as
issue in t!e na"e of C!iao =ion$ (an to "a%e t!e recors consistent *ecause it &as t!e latter &!o
"ae t!e e#osit of P1,000.00. (!ereafter, t!e 8su;u 6lf )an &as release to !i".
+fter !earin$, t!e trial court foun for #ri)ate res#onent. (!e is#ositi)e #ortion of t!e ecision
reas as follo&s:
?H6'6F0'6, ju$"ent is !ere*y renere eclarin$ efenant (an Ban @on$ to
*e t!e o&ner of an entitle to t!e #ossession of t!e )e!icle escri*e in #ar. 2 of
t!e Co"#laint, an t!e #laintiff is !ere*y orere to eli)er #ossession t!ereof to t!e
sai efenant or in t!e alternati)e if suc! eli)ery cannot *e "ae, to t!e su" of
P-52,000.00 as t!e )alue of t!e )e!icle ta%in$ into account t!e e#reciation of t!e
)e!icle *ut offset *y t!e inflation rate4 in eit!er alternati)e, #laintiff is also orere to
#ay to sai efenant conse9uential a"a$es of P20,000.00 for t!e latter !a)in$
*een e#ri)e of t!e #ossession an use of t!e )e!icle an to #ay t!e costs. +ll
a"ounts aju$e !erein, e3ce#t costs, s!all *ear interest at t!e le$al rate fro" t!e
ate of t!is ecision, until eli)ery of t!e )e!icle or t!e alternati)e #ay"ent of t!e
)alue t!ereof as &ell as #ay"ent of conse9uential a"a$es is #ai4 t!e interest
a##lies to t!e )alue of t!e )e!icle if return t!ereof is elaye. 7o cost.
&
Finin$ no "erit in t!e a##eal, t!e res#onent Court of +##eals affir"e t!e ecision of t!e trial
court. Gnaunte *y !is successi)e failures, #etitioner co"es to us an raise t!e follo&in$ error
alle$ely co""itte *y t!e res#onent Court of +##eals, to &it:
-. . . . in finin$ t!e testi"onies of #ri)ate res#onentMs &itnesses crei*le4
2. . . . in isre$arin$ t!e Certificate of 'e$istration of t!e su*ject "otor )e!icle as
#roof of o&ners!i# *y t!e #etitioner-a##ellant.
8
Since t!e Court of +##eals "erely affir"e t!e trial courtMs assess"ent of t!e crei*ility of t!e
&itnesses t!at testifie *efore it, #etitioner is in effect 9uestionin$ t!e factual finin$s of sai court
an its a##raisal of t!eir testi"ony &!ic! t!is Court cannot re)ie&, its jurisiction *ein$ li"ite to
9uestions of la&. (!e consiera*le &ei$!t $i)en to t!e finin$s of t!e trial court is not &it!out any
reason. 8t !a t!e o##ortunity to o*ser)e t!e e"eanor of &itnesses &!ic! is usually not reflecte in
t!e transcri#t of recors. (!e #rofunity of t!e conclusions t!us reac!e is just t!e result of suc!
o*ser)ance. ?!en t!e Court of +##eals affir"e sai finin$s, it $oes to s!o& t!at no
"isa##re!ension of facts &as co""itte as sai Court !as t!e #o&er to scrutini;e sai factual
finin$s uner e3istin$ rules of #roceure.
8n concluin$ t!at t!e testi"onies of (an Ban @on$, (an Pit Sin an Fina =u cast ou*t on t!e
#etitionerMs o&ners!i# of t!e "otor )e!icle in 9uestion, *ot! t!e trial court an t!e Court of +##eals
attac!e si$nificance to t!eir res#ecti)e interloc%in$ accounts on !o& t!e "otor )e!icle &as
ac9uire, co"#lete &it! t!e financin$ source an "oe of re#ay"ent. 'es#onent (an Ban @on$Ms
eclaration t!at !e *orro&e P-40,000.00 fro" (an Pit Sin an #ai t!e *alance of t!e #urc!ase
#rice of t!e "otor )e!icle !i"self to Fina =u of t!e Balinta&a% 8su;u Motors, is corro*orate *y t!e
a*o)e-"entione #ersons t!e"sel)es. (an Pit Sin not only confir"e t!e loan *ut also state t!at
t!e sa"e &as #ai in t!ree ,5. "ont!s4 P10,000.00 on t!e first #ay"ent4 anot!er P10,000.00 on t!e
secon #ay"ent an P40,000.00 on t!e last #ay"ent.
#
Fina =u, &!o testifie at t!e instance of
#etitioner, eclare t!at t!e o&n#ay"ent of P1,000.00 &as #ai *y #etitioner an so t!e recei#t for t!e
sa"e &as issue in !is na"e *ut t!e *alance of P-55,000.00 &as #ai *y #ri)ate res#onent an to
"a%e t!e recor consistent, s!e issue t!e recei#t in t!e na"e of #etitioner a$ain.
8n contrast to t!e clear an cate$orical a)er"ents of #ri)ate res#onent an t!e &itnesses in t!is
case ne$atin$ #etitionerMs o&ners!i# of t!e "otor )e!icle in 9uestion, #etitionerMs a)er"ents *efore
t!e trial court an t!is Court are not only is#arate *ut conflictin$. 8n !is testi"ony *elo&, #etitioner
a)erre t!at !e use !is o&n "oney to #urc!ase t!e "otor )e!icle *y #ayin$ t!e su" of
P-00,000.00,
6
&!ic! testi"ony is ne$ate *y !is a"ission on #a$e 1 of !is #etition
$
*efore t!is Court
t!at #ri)ate res#onent *orro&e "oney fro" (an Pit Sin &it! &!ic! to #urc!ase t!e su*ject "otor
)e!icle. (!en, in !is #leain$ *efore t!e court *elo&, #articularly in !is re#ly to t!e ans&er of #ri)ate
res#onent, #etitioner alle$e t!at t!e "otor )e!icle &as intene for !is e3clusi)e use an not to ser)ice
t!e fa"ily *usiness.
;
+n yet , in !is #etition *efore t!is Court, !e clai"e t!at t!e su*ject "otor )e!icle
&as #urc!ase for C=( 8nustries, &!ic! !e solely o&ne an accorin$ly, re$istere in t!e latterMs
na"e.
<
0n to# of t!ese entan$le a)er"ents, #etitioner i not !a)e in !is #ossession t!e Certificate of
'e$istration of t!e "otor )e!icle an t!e official recei#t of #ay"ent for t!e sa"e, t!ere*y lenin$
creence to t!e clai" of #ri)ate res#onent &!o !as #ossession t!ereof, t!at !e o&ns t!e su*ject "otor
)e!icle.
+ certificate of re$istration of a "otor )e!icle in oneMs na"e inee creates a stron$ #resu"#tion of
o&ners!i#. For all #ractical #ur#oses, t!e #erson in &!ose fa)or it !as *een issue is )irtually t!e
o&ner t!ereof unless #ro)e ot!er&ise. 8n ot!er &ors, suc! #resu"#tion is re*utta*le *y co"#etent
#roof.
(!e 7e& Ci)il Coe reco$ni;es cases of i"#lie trust ot!er t!an t!ose enu"erate t!erein.
7
(!us,
alt!ou$! no s#ecific #ro)ision coul *e cite to a##ly to t!e #arties !erein, it is unenia*le t!at an i"#lie
trust &as create &!en t!e certificate of re$istration of t!e "otor )e!icle &as #lace in t!e na"e of t!e
#etitioner alt!ou$! t!e #rice t!ereof &as not #ai *y !i" *ut *y #ri)ate res#onent. (!e #rinci#le t!at a
trustee &!o #uts a certificate of re$istration in !is na"e cannot re#uiate t!e trust *y relyin$ on t!e
re$istration is one of t!e &ell-%no&n li"itations u#on a title. + trust, &!ic! eri)es its stren$t! fro" t!e
confience one re#oses on anot!er es#ecially *et&een *rot!ers, oes not lose t!at c!aracter si"#ly
*ecause of &!at a##ears in a le$al ocu"ent.
6)en uner t!e (orrens Syste" of lan re$istration, t!is Court in so"e instances i a&ay &it! t!e
irre)oca*ility or inefeasi*ility of a certificate of title to #re)ent injustice a$ainst t!e ri$!tful o&ner of
t!e #ro#erty.
"'
8t is true t!at t!e ju$"ent
""
in a re#le)in suit "ust only resol)e in &!o" is t!e ri$!t of #ossession.
Pri"arily, t!e action of re#le)in is #ossessory in c!aracter an eter"ine not!in$ "ore t!an t!e ri$!t of
#ossession. Ho&e)er, &!en t!e title to t!e #ro#erty is istinctly #ut in issue *y t!e efenantMs #lea an
*y reason of t!e #olicy to settle in one action all t!e conflictin$ clai"s of t!e #arties to t!e #ossession of
t!e #ro#erty in contro)ersy, t!e 9uestion of o&ners!i# "ay *e resol)e in t!e sa"e #roceein$.
Proceure-&ise, t!e Court o*ser)es t!at t!e action *y #etitioner as #laintiff in t!e trial court &as only
one for 'e#le)in an /a"a$es. Since re#le)in is only a #ro)isional re"ey &!ere t!e re#le)in
#laintiff clai"s i""eiate eli)ery of #ersonal #ro#erty #enin$ t!e ju$"ent of t!e trial court in a
#rinci#al case,
"&
t!e #etitioner s!oul !a)e file in t!e trial court as a "ain case an action to reco)er
#ossession of t!e 8su;u 6lf )an &!ic! &as in t!e #ossession of t!e #ri)ate res#onent. =o$ically, t!e
*asis of #etitionerMs cause of action s!oul !a)e *een !is o&ners!i# of sai )an.8n t!e State of California,
fro" &!ose Coe of Proceure
"8
&e co#ie our rule on re#le)in, t!eir ol re#le)in rule &!ic! allo&e t!e
i""eiate eli)ery of t!e c!attel at t!e co""ence"ent of t!e action u#on a##lication &it! *on *y t!e
re#le)in #laintiff !a alreay *een struc% o&n as early as <uly -, ->A- in t!e case of Blair v.
-itchess.
"#
+s in fact, on <une -2, ->A2 &!en t!e Gnite States Su#re"e Court struc% o&n as
unconstitutional t!e Floria an Pennsyl)ania re#le)in statutes in Fuentes v. Shevin,
"6
"ost of t!e states,
on t!eir o&n, c!an$e t!eir re#le)in statutes to inclue a "anatory #reli"inary !earin$ *efore t!e &rit
coul *e issue, si"ilar to our "anatory #reli"inary !earin$ *efore t!e &rit of #reli"inary injunction can
*e issue.
"$
8f t!at !a *een t!e case in t!is jurisiction, t!en t!e trial ju$e &oul !a)e isco)ere ri$!t a&ay at
t!e #reli"inary !earin$ t!at #ri)ate res#onent s!oul !a)e i""eiately sta%e !is clai" of
o&ners!i# an t!at &oul !a)e create serious ou*ts a*out #etitionerMs clai" of o&ners!i#. Most
li%ely, t!e &rit &oul not !a)e *een issue an t!e co"#laint &oul !a)e *een is"isse motu
proprio *y t!e trial court u#on t!e isco)ery t!at t!e #etitioner i not !a)e a #rinci#al case t!erein.
+s it is, t!e co"#laint #roceee its course to t!e etri"ent of #ri)ate res#onent.
Finally, alt!ou$! a Bre#le)inB action is #ri"arily one for t!e #ossession of #ersonality, yet it is
sufficiently fle3i*le to aut!ori;e a settle"ent of all e9uities *et&een t!e #arties, arisin$ fro" or
$ro&in$ out of t!e "ain contro)ersy.
";
(!us, in an action for re#le)in &!ere t!e efenant is aju$e
entitle to #ossession, !e nee not $o to anot!er foru" to #rocure relief for t!e return of t!e re#le)ie
#ro#erty or secure a ju$"ent for t!e )alue of t!e #ro#erty in case t!e aju$e return t!ereof coul not
*e !a. +##ro#riately, t!e trial court renere an alternati)e ju$"ent.
?H6'6F0'6, t!e 9uestione ecision *ein$ in accorance &it! t!e la&, t!e instant #etition for
re)ie& is !ere*y /6786/ for lac% of "erit.
S0 0'/6'6/.
CHIAO LIONG TAN V. COURT OF APPEALS
Replevin is possessory in character and determines nothing more than the right of
possession. However, when the title to the property is distinctly put in issue by the
defendants plea and by reason of the policy to settle in one action all the conflicting claims
of the parties to the possession of the property in controversy, the question of ownership
may be resolved in the same proceeding.
FACTS:
Petitioner claims to be the owner of a motor vehicle, Isuzu Elf van, relying on the Certificate of
Registration in his name. He claims that he sent his brother to look and purchase a car which the
latter did. However, the brother is claiming ownership on the van.
The brothers contention is that the purchase money was from the loan he acquired from a friend-
lender. He asked petitioner to purchase the van and gave him the downpayment (P5,000). This is
the reason why the car is registered in petitioners name. However, the balance (P133,000) was paid
by respondent himself. The friend-lender and an Isuzu Motors employee corroborated the claim of
the respondent.
Petitioner files action of replevin. He lost in the lower courts. He appeals to overturn the order of
replevin by proving ownership
ISSUE:
W/N ownership may be decided in a proceeding for replevin.
RULING:
YES. (still in this case, the petitioner lost because the SC affirmed the findings of the lower court)
1) A certificate of registration creates a strong presumption of ownership. But such is rebuttable by
competent proof.
2) In this case, it is undeniable that an IMPLIED TRUST has been created in the name of petitioner
(The court was able to conclude this because it affirmed the allegations of respondent).
3) Replevin is possessory in character and determines nothing more than the right of possession.
However, when the title to the property is distinctly put in issue by the defendants plea and by
reason of the policy to settle in one action all the conflicting claims of the parties to the possession of
the property in controversy, the question of ownership may be resolved in the same proceeding. In
this case, the ownership was established through evidence and testimonies presented by defendant.
4) Also, replevin is sufficiently flexible to authorize a settlement of all equities between the parties,
arising from or growing out of the main controversy. Hence, the winning party may in the same court
procure relief for the return of the property.
CHIAO LIONG TAN V. COURT OF APPEALS
228 SCRA 75

FACTS:
Chiao Long Tan claims to be the owner of a 1976 Isuzu Elf van. As owner thereof, petitioner says
he has been in possession, enjoyment, and utilization of the van until his older brother, Tan Ban
Yong, unlawfully took it away from him.

Petitioner relies on the fact:
1. That the van is registered under his name.
2. He claims to have bought the vehicle from isuzu balintawak;
3. That he sent his brother to pay for the van and the receipt was issued in his name
because it was his money that was used to pay for the vehicle;
4. That he allowed his brother to use the vehicle because the latter was working for the company;
5. And that his brother later refused to return the vehicle and appropriated the same for
himself.

Private respondent on the other hand testifies:
1. CLT Industries is the family business and it was under the name of petitioner since at the that
time, he was leaving for the US and petitioner is the only Filipino left in the Philippines
2. When the family business needed a vehicle, he asked petitioner to look for a vehicle and
gave him money as downpayment for an Isuzu Elf van
3. After a month, he paid for the van by getting a loan from a friend
4. As much as the receipt was placed in the name of petitioner, private respondent
allowed the registration under the name of petitioner
5. There was also agreement that he would use the vehicle as he paid for the same

All the abovementioned allegations of private respondent has been corroborated by
witnesses. The trial court hence ruled in favor of the private respondent and the CA affirmed
this decision.

HELD:
It is true that the judgment in a replevin suit must only resolve in whom is the right of possession.
Primarily, the action of replevin is possessory in character and determines nothing more than
the right of possession. However, when the title to the property is distinctly put in issue by
the defendants plea and by reason of this policy to settle in one action all the
conflicting claims of the parties to the possession of the property in controversy, the
question of ownership may be resolved in the same proceeding.

Furthermore, a replevin action is primarily one for the possession of personalty, yet it is
sufficiently flexible to authorize a settlement of all equities between the parties, arising or
growing out of the main
controversy. Thus, in an action for replevin where the defendant is adjudged to possession,
he need not go to another forum to procure relief for the return of the replevied property or secure
judgment for the value of the property in case the adjudged return thereof could not be had.
FIRST DIVISION

SPOUSES LYDIA FLORES-CRUZ G.R. No. 172217
and REYNALDO I. CRUZ,
Petitioners,
Present:

PUNO, C.J., Chairperson,
CORONA,
- v e r s u s - CHICO-NAZARIO,
LEONARDO-DE CASTRO an
!ERSA"IN, JJ.

SPOUSES LEONARDO and
ILUMINADA OLI-CRUZ,
SPOUSES RICO and FELIZA
DE LA CRUZ, SPOUSES !OY
and LANI DE LA CRUZ,
ZENAIDA A. "ACIN#O and
ROELIO DE LOS SAN#OS,
Res$ondents. Pro#$%&ate:

Se'te#(er 1), 2**+

% - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - %

R E S O L U # I O N
CORONA, J.&

T,-s -s a 'et-t-on .or re/-e0 on 1ert-orar-
213
o. t,e A$&$st 24, 2**5
e1-s-on
223
an A'r-% 5, 2**6 reso%$t-on
243
o. t,e Co$rt o. A''ea%s 7CA8 -n CA-
G.R. C9 No. )1*++.
On De1e#(er 15, 1+++,
2:3
'et-t-oner s'o$ses L;-a <%ores-Cr$= an
Re;na%o I. Cr$= '$r1,ase a 5,2*+-s>. #. %ot s-t$ate -n P$%on& ?anto@,
An&at, !$%a1an
253
.ro# L;-aAs s-(%-n&s, na#e%;, Teres-ta, Ra#on an Dan-e%
7a%% s$rna#e <%ores8. T,e-r .at,er, Estan-s%ao <%ores, $se to o0n t,e %an
as an -n,er-tan1e .ro# ,-s 'arents Gre&or-o <%ores an Ana "an&a,as.
Estan-s%ao -e -n 1++5. Estan-s%ao an, %ater, 'et-t-oners 'a- t,e rea%t;
taBes on t,e %an a%t,o$&, ne-t,er o. t,e# o11$'-e -t. Pet-t-oners so%
'ort-ons t,ereo. to t,-r 'art-es so#et-#e -n Se'te#(er 2***.
263

A.ter t,e eat, o. Estan-s%ao, 'et-t-oners .o$n o$t t,at res'onent
s'o$ses Leonaro an I%$#-naa Go%--Cr$= et al. 0ere o11$';-n& a se1t-on
o. t,e %an. In-t-a%%;, 'et-t-oner L;-a ta%@e to res'onents an o..ere to
se%% t,e# t,e 'ort-ons t,e; 0ere o11$';-n& ($t t,e ta%@s .a-%e as t,e; 1o$%
not a&ree on t,e 'r-1e. On "ar1, 2, 2**1, 'et-t-onersA %a0;er sent
res'onents %etters as@-n& t,e# to %ea/e. T,ese e#ans, ,o0e/er, 0ere
-&nore. E..orts at barangay 1on1-%-at-on a%so .a-%e.
273
Res'onents 1o$ntere t,at t,e-r 'ossess-on o. t,e %an ran&e .ro#
1* to 2* ;ears. A11or-n& to res'onents, t,e 'ro'ert; 0as a%-ena(%e '$(%-1
%an.
2)3
Pr-or to 'et-t-onersA e#an, t,e; ,a no @no0%e&e o. 'et-t-onersA
an t,e-r 'ree1essorAs o0ners,-' o. t,e %an. T,e; too@ ste's to %e&-t-#-=e
t,e-r 1%a-# an 'a- t,e rea%t; taB on t,e-r res'e1t-/e areas .or t,e taBa(%e
;ear 2**2. S$(se>$ent%;, ,o0e/er, t,e taB e1%arat-ons -ss$e to t,e#
0ere 1an1e%%e (; t,e Pro/-n1-a% Assessors O..-1e an re--ss$e to
'et-t-oners.
2+3

On A$&$st 6, 2**1, 'et-t-oners .-%e a 1o#'%a-nt .or re1o/er; o.
'ossess-on o. t,e %an -n t,e Re&-ona% Tr-a% Co$rt 7RTC8 o. "a%o%os,
!$%a1an, !ran1, )2.
21*3
Res'onents .-%e a #ot-on to -s#-ss 1%a-#-n&,
a#on& ot,ers, t,at t,e RTC ,a no C$r-s-1t-on o/er t,e 1ase as -t s,o$%
,a/e (een .-%e -n t,e "$n-1-'a% Tr-a% Co$rt 7"TC8 s-n1e -t 0as a s$##ar;
a1t-on .or eCe1t#ent $ner R$%e 7* o. t,e R$%es o. Co$rt. T,e RTC en-e
t,e #ot-on -n an orer ate No/e#(er +, 2**1.
2113

A.ter tr-a%, t,e RTC renere a e1-s-on ate O1to(er 4, 2**4 -n
.a/or o. 'et-t-oners an orere res'onents to /a1ate t,e %an, an 'a;
attorne;As .ees an 1osts o. s$-t.
2123

On a''ea% (; res'onents to t,e CA, t,e %atter, -n a e1-s-on ate
A$&$st 24, 2**5, r$%e t,at t,e RTC ,a no C$r-s-1t-on o/er t,e a1t-on .or
re1o/er; o. 'ossess-on (e1a$se 'et-t-oners ,a (een -s'ossesse o. t,e
'ro'ert; .or %ess t,an a ;ear. It ,e% t,at t,e 1o#'%a-nt 0as one .or $n%a0.$%
eta-ner 0,-1, s,o$% ,a/e (een .-%e -n t,e "TC. T,$s, -t r$%e t,at t,e
RTC e1-s-on 0as n$%% an /o-. Re1ons-erat-on 0as en-e on A'r-% 5,
2**6.

Hen1e, t,-s 'et-t-on.

T,e -ss$e .or o$r reso%$t-on -s 0,et,er t,e RTC ,a C$r-s-1t-on o/er
t,-s 1ase.

2he $etitio! has !o me"it.

It -s aB-o#at-1 t,at t,e nat$re o. t,e a1t-on D on 0,-1, e'ens t,e
>$est-on o. 0,et,er a s$-t -s 0-t,-n t,e C$r-s-1t-on o. t,e 1o$rt D -s
eter#-ne so%e%; (; t,e a%%e&at-ons -n t,e 1o#'%a-nt
2143
an t,e %a0 at t,e
t-#e t,e a1t-on 0as 1o##en1e.
21:3
On%; .a1ts a%%e&e -n t,e 1o#'%a-nt 1an
(e t,e (as-s .or eter#-n-n& t,e nat$re o. t,e a1t-on an t,e 1o$rtAs
1o#'eten1e to ta@e 1o&n-=an1e o. -t.
2153
One 1annot a/ert to an;t,-n& not
set .ort, -n t,e 1o#'%a-nt, s$1, as e/-en1e a$1e at t,e tr-a%, to
eter#-ne t,e nat$re o. t,e a1t-on t,ere(; -n-t-ate.
2163

Pet-t-onersA 1o#'%a-nt 1onta-ne t,e .o%%o0-n& a%%e&at-ons:

BBB BBB BBB

4. T,at, 2'et-t-oners3 are o0ners o. a '-e1e o. %an @no0n as
Lot 4*-'art, Ca. 4:+ %o1ate at P$%on& ?anto@, An&at, !$%a1an
as s,o0n (; a 1o'; o. TaB De1%arat-on No. ++-*1*1*-*11:1 #ae
2an3 -nte&ra% 2'art3 ,ereo. as AnneB EAFG
:. T,at, sa- Lot No. 4*-'art 0as a1>$-re t,ro$&,
2'$r1,ase3 on De1e#(er 15, 1+++, as s,o0n (; 2a3 Dee o.
A(so%$te Sa%e o. Uns$(-/-e Lan #ae 2an3 -nte&ra% 2'art3
,ereo. as AnneB E!, !-1 H !-2FG

5. T,at, 0,en 2'et-t-oners3 -ns'e1te s$(Ce1t 'ro'ert;, t,e;
.o$n -t to (e o11$'-e (; at %east .-/e 758 ,o$se,o%s $ner t,e
na#es o. ,ere-n 2res'onents3, 0,o, 0,en as@e a(o$t t,e-r r-&,t
to sta; 0-t,-n t,e 're#-ses re'%-e t,at t,e; 0ere a%%o0e to %-/e
t,ereat (; t,e e1ease .or#er o0nerG

6. T,at, 2'et-t-oners3 -n.or#e t,e 2res'onents3 t,at as .ar
as t,e; are 1on1erne, t,e %atterAs o11$'an1; 0as not
1o##$n-1ate to t,e# so -t .o%%o0s t,at t,e; o not ,a/e an; r-&,t
to re#a-n 0-t,-n s$(Ce1t '-e1e o. %anG
7. T,at, 2res'onents3 see# to (e $n-#'resse an #ae
no #o/e to %ea/e t,e 're#-ses or to 1o#e to ter#s 0-t, t,e
2'et-t-oners3 so #$1, so t,at 2t,e %atter3 as@e t,e-r %a0;er to 0r-te
e#an %etters to ea1, an e/er;one o. t,e 2res'onents3 as
s,o0n (; t,e e#an %etters ate "ar1, 2, 2**1 #ae -nte&ra%
'art ,ereo. as AnneB EC, C-1, C-2, C-4, H C-:FG

). T,at, t,ere -s no eB-st-n& a&ree#ent or an; o1$#ent
t,at -%%$strate 0,ate/er 'er#-ss-on, -. an; 0ere &-/en, t,at t,e
2res'onents3 'resente to 2'et-t-oners3 -n orer to %e&-t-#-=e t,e
1%a-#G

+. T,at, -t -s 1%ear t,at 2res'onents3 o11$'; 'ort-ons o.
s$(Ce1t 'ro'ert; e-t,er (; stea%t,, strata&e#, .or1e or an; $n%a0.$%
#anner 0,-1, are C$st (ases .or eCe1t#entG

BBB BBB BBB
2173

A%%o"&i!* to the CA( %o!si&e"i!* that $etitio!e"s %laime& that "es$o!&e!ts
e"e $ossesso"s o# the $"o$e"t/ +/ me"e tole"a!%e o!l/ a!& the %om$lai!t ha& +ee!
i!itiate& less tha! a /ea" #"om the &ema!& to 1a%ate( the $"o$e" "eme&/ as a!
a%tio! #o" u!la#ul &etai!e" hi%h shoul& ha1e +ee! #ile& i! the M2C.

=e a*"ee.

T,e ne1essar; a%%e&at-ons -n a 1o#'%a-nt .or eCe1t#ent are set .ort, -n
Se1t-on 1, R$%e 7* o. t,e R$%es o. Co$rt.
21)3
Pet-t-oners a%%e&e t,at t,e
.or#er o0ner 7Estan-s%ao, t,e-r 'ree1essor8 a%%o0e res'onents to %-/e
on t,e %an. T,e; a%so state t,at t,e; '$r1,ase t,e 'ro'ert; on
De1e#(er 15, 1+++ an t,en .o$n res'onents o11$';-n& t,e
'ro'ert;. ?et t,e; e#ane t,at res'onents /a1ate on%; on "ar1, 2,
2**1. It 1an (e &%eane .ro# t,e-r a%%e&at-ons t,at t,e; ,a -n .a1t
'er#-tte or to%erate res'onentsA o11$'an1;.

!ase on t,e a%%e&at-ons -n 'et-t-onersA 1o#'%a-nt, -t -s a''arent t,at
s$1, -s a 1o#'%a-nt .or $n%a0.$% eta-ner (ase on 'ossess-on (; to%eran1e
o. t,e o0ner.
21+3
It -s a sett%e r$%e t,at -n orer to C$st-.; s$1, an a1t-on, t,e
o0nerAs 'er#-ss-on or to%eran1e #$st (e 'resent at t,e (e&-nn-n& o. t,e
'ossess-on.
22*3
S$1, C$r-s-1t-ona% .a1ts are 'resent ,ere.

T,ere -s anot,er reason 0,; 'et-t-onersA 1o#'%a-nt 0as not a 'ro'er
a1t-on .or re1o/er; o. 'ossess-on 1o&n-=a(%e (; t,e RTC. It -s no %on&er
tr$e t,at a%% 1ases o. re1o/er; o. 'ossess-on or accion publiciana %-e 0-t,
t,e RTC re&ar%ess o. t,e /a%$e o. t,e 'ro'ert;.
2213

I,en t,e 1ase 0as .-%e -n 2**1, Con&ress ,a a%rea; a''ro/e
Re'$(%-1 A1t No. 76+1
2223
0,-1, eB'ane t,e "TCAs C$r-s-1t-on to -n1%$e
ot,er a1t-ons -n/o%/-n& t-t%e to or 'ossess-on o. rea% 'ro'ert; 7accion
publiciana an reinvindicatoria8
2243
0,ere t,e assesse /a%$e o. t,e 'ro'ert;
oes not eB1ee P2*,*** 7or P5*,***, .or a1t-ons .-%e -n "etro "an-%a8.
22:3
!e1a$se o. t,-s a#en#ent, t,e test o. 0,et,er an a1t-on -n/o%/-n&
'ossess-on o. rea% 'ro'ert; ,as (een .-%e -n t,e 'ro'er 1o$rt no %on&er
e'ens so%e%; on t,e t;'e o. a1t-on .-%e ($t a%so on t,e assesse /a%$e o.
t,e 'ro'ert; -n/o%/e.
2253
"ore s'e1-.-1a%%;, s-n1e "TCs no0 ,a/e
C$r-s-1t-on o/er accion publiciana an accion reinvindicatoria 7e'en-n&,
o. 1o$rse, on t,e assesse /a%$e o. t,e 'ro'ert;8, C$r-s-1t-on o/er s$1,
a1t-ons ,as to (e eter#-ne on t,e (as-s o. t,e assesse /a%$e o. t,e
'ro'ert;.
2263

T,-s -ss$e o. assesse /a%$e as a C$r-s-1t-ona% e%e#ent -n accion
publiciana 0as not ra-se (; t,e 'art-es nor t,res,e o$t -n t,e-r '%ea-n&s.
2273
!e t,at as -t #a;, t,e Co$rt 1an motu proprio 1ons-er an reso%/e t,-s
>$est-on (e1a$se C$r-s-1t-on -s 1on.erre on%; (; %a0.
22)3
It 1annot (e
a1>$-re t,ro$&,, or 0a-/e (;, an; a1t or o#-ss-on o. t,e 'art-es.
22+3

To eter#-ne 0,-1, 1o$rt 7RTC or "TC8 ,as C$r-s-1t-on o/er t,e
a1t-on, t,e 1o#'%a-nt #$st a%%e&e t,e assesse /a%$e o. t,e rea% 'ro'ert;
s$(Ce1t o. t,e 1o#'%a-nt or t,e -nterest t,ereon.
24*3
T,e 1o#'%a-nt - not
1onta-n an; s$1, a%%e&at-on on t,e assesse /a%$e o. t,e 'ro'ert;. T,ere -s
no s,o0-n& on t,e .a1e o. t,e 1o#'%a-nt t,at t,e RTC ,a C$r-s-1t-on o/er
t,e a1t-on o. 'et-t-oners.
2413
Inee, a(sent an; a%%e&at-on -n t,e 1o#'%a-nt o.
t,e assesse /a%$e o. t,e 'ro'ert;, -t 1annot (e eter#-ne 0,et,er -t -s
t,e RTC or t,e "TC 0,-1, ,as or-&-na% an eB1%$s-/e C$r-s-1t-on o/er t,e
'et-t-onersA a1t-on.
2423

"oreo/er, t,e 1o#'%a-nt 0as .-%e 7A$&$st 6, 2**18 0-t,-n one ;ear
.ro# t,e e#an to /a1ate 0as #ae 7"ar1, 2, 2**18. Pet-t-onersA
-s'ossess-on ,a t,$s not %aste .or #ore t,an one ;ear to C$st-.; resort to
t,e re#e; o. accion publiciana.
2443

S-n1e 'et-t-onersA 1o#'%a-nt #ae o$t a 1ase .or $n%a0.$% eta-ner
0,-1, s,o$% ,a/e (een .-%e -n t,e "TC an -t 1onta-ne no a%%e&at-on on
t,e assesse /a%$e o. t,e s$(Ce1t 'ro'ert;, t,e RTC ser-o$s%; erre -n
'ro1ee-n& 0-t, t,e 1ase. T,e 'ro1ee-n&s (e.ore a 1o$rt 0-t,o$t
C$r-s-1t-on, -n1%$-n& -ts e1-s-on, are n$%% an /o-.
24:3
It .o%%o0s t,at t,e CA
0as 1orre1t -n -s#-ss-n& t,e 1ase.

>HEREFORE( the $etitio! is DENIED.

Costs a&a-nst 'et-t-oners.

SO ORDERED.

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Bokingco v CA

4 May 2006 | Ponente: Callejo, Sr.

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