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al (Heirs of AUTHOR: Adre Further, it ruled that the petitioners as the registered owners have a better right
Sps. David) vs. AGUSTIN RIVERA NOTES: to possession of the subject land.
[G.R. Nos. 139913 & 140159. January 16, Without appealing the MCTC Decision, Rivera filed a Petition for Prohibition with
2004] PI and/or TRO for lack of jurisdiction before the RTC of Angeles Pampanga.
TOPIC: Prohibition Rivera stated that MCTC had no jurisdiction as the issue before it was agrarian in
PONENTE: Tinga, J nature.
CASE LAW/ DOCTRINE: It is a settled rule that prohibition is the proper remedy to afford RTC issued TRO enjoining the petitioners from enforcing the MCTC Decision. It also
relief against usurpation of jurisdiction or power by an inferior court. While appeal is the held a hearing for the Writ of PI, which it issued after the posting of the bond.
recognized remedy to question the judgment of an inferior court, this does not detract from Trial ensued and when Rivera rested his case: Heirs filed a MTD on the grounds:
the authority of a higher court to issue a writ of prohibition to restrain the inferior court from (1) Prohibition cannot substitute appeal;
proceeding further on the ground that it hear and decided the case without jurisdiction. (2) MCTC had jurisdiction which was determined by the averments of the complaint
ER: The case stems from conflicting claims of ownership over a land. Rivera filed a RTC: MTD denied because it was filed after the presentation of the plaintiffs evidence,
complaint with PARAB while David filed with MCTC. Rivera claims that MCTC has no partakes of a demurrer to evidence which under Section 1, Rule 33 of the Rules of
jurisdiction due to the tenancy relationship between the parties and that he already filed with Court, may be granted only upon a showing that the plaintiff has shown no right to the
PARAB. PARAB declared Rivera as tenant and peaceful possession be maintained. MCTC relief prayed for. Noting that the evidence presented by the petitioner establishes an
ruled that Rivera must vacate the land. Without appealing MCTC decision, Rivera filed with issue which is addressed to [the] court for resolution. . . whether or not the respondent
RTC Petition for Prohibition with PI and/or TRO stating that MCTC has no jurisdiction since court had jurisdiction over the subject matter of the case filed before it. Heirs MR
issue is agrarian in nature. RTC denied MTD of David so 65 with CA. CA no GAD was denied.
committed by RTC and Prohibition was proper. SC affirms CA. It is clear that the respondent Heirs filed Petition for Certiorari with CA. CA: No grave abuse of discretion on the
filed the petition for prohibition to correct what he perceived was an erroneous assumption part of the RTC in denying MTD and MR.
of jurisdiction by the MCTC. DARAB had primary jurisdiction over agrarian reform matters CA: ratiocinated that the order of denial is merely interlocutory and hence cannot be
which is present in the case. With the facts doubtlessly presenting a question of jurisdiction, assailed in a petition for certiorari under Rule 65. In addition, it held that issues raised
it follows that Rivera has availed of the proper, speedy and adequate remedy which is the in the petition for prohibition were genuine and substantial, necessitating the
special civil action of prohibition. presentation of evidence by both parties.
FACTS: Hence, this petition for review on certiorari of a decision of the Court of Appeals.
Agustin Rivera claims ownership over the subject land located in Pampanga. Heirs of ISSUE(S): WON recourse to RTC for Writ of Prohibition was proper (issue related to topic)
Sps. David (petitioners) had been harassing him to vacate the subject land although it
had already been given to him sometime in 1957 by the parents of the Heirs as HELD: Yes sir.
disturbance compensation, in consideration of his renunciation of his tenurial rights
over the farmholding. Issue in case: whether the denial of the MTD by way of demurrer to evidence was afflicted
Rivera filed a Complaint for Maintenance of Peaceful Possession with Prayer for with grave abuse of discretion. No.
Restraining Order and Preliminary Injunction before the Provincial WHEREFORE, for lack of merit, the petition for review is DENIED. The assailed decision
Adjudication Board (PARAB) of San Fernando, Pampanga of the Court of Appeals is AFFIRMED.
Heirs filed a Complaint for Ejectment before the Municipal Circuit Trial Court RATIO:
(MCTC) of Mabalacat and Magalang, Pampanga. They alleged that Rivera was Heirs contention: They insist that appeal, not prohibition, is the proper remedy to question
occupying the subject land without paying rentals and that they need the subject land the judgment of the MCTC and that the question of jurisdiction is one of law which may be
for their personal use but Rivera refused to vacate it despite repeated demands. ruled upon without the evidence of the parties.
Riveras Answer in the Ejectment Case: MCTC had no jurisdiction over the case in Courts Ruling:
light of the tenancy relationship between him and the parents of the petitioners, as It is clear that the respondent filed the petition for prohibition to correct what he
evidenced by the Certification issued by the Municipal Agrarian Reform Office perceived was an erroneous assumption of jurisdiction by the MCTC.
(MARO) of Mabalacat, Pampanga. He likewise reiterated his claim of ownership over Indeed, the propriety of the recourse to the RTC for a writ of prohibition is beyond
the subject land and informed the court of the complaint he had earlier filed before the cavil in view of the following considerations:
PARAB. Two tribunals exercised jurisdiction over two cases involving the same subject
(January 31, 1995) During the pendency of Ejectment Case, PARAB Decision: matter, issue and parties and rendered conflicting decisions.
Declared Rivera as tenant of the land and ordering that his peaceful possession be DARAB assumed the powers and functions with respect to adjudication of
maintained. Expectedly, the petitioners appealed the PARAB Decision to the agrarian reform cases. Based on the DARAB Rules of Procedure, it has primary
Department of the Agrarian Reform Adjudication Board (DARAB). and exclusive original and appellate jurisdiction over all agrarian disputes (any
(September 28, 1995) MCTC Decision: Rivera to vacate the subject land. The court controversy relating to tenurial agreements). It is enough that the dispute
found that there was a dearth (lack of) of evidence supportive of Riveras claim originates from the relationship of landlord and tenant although no longer
that the land is agricultural or that it is devoted to agricultural production. subsisting. As earlier pointed out, jurisdiction over agrarian reform matters is
now expressly vested in the DAR, through the DARAB.
Should tenancy relationship be duly proven, the respondent as a tenant should
be protected in keeping with the social justice precept enshrined in the
Constitution.
Also, the petition for prohibition was filed within the reglementary period to
appeal; hence, it cannot be claimed that the same was used as substitute for a
lost appeal.
With the facts doubtlessly presenting a question of jurisdiction, it follows that Rivera
has availed of the proper, speedy and adequate remedy which is the special civil action
of prohibition. It is a settled rule that prohibition is the proper remedy to afford relief
against usurpation of jurisdiction or power by an inferior court, or when, in the
exercise of jurisdiction in handling matters clearly within its cognizance the
inferior court transgresses the bounds prescribed to it by the law, or where there
is no adequate remedy available in the ordinary course of law by which such
relief can be obtained.
The purpose of a writ of prohibition is to keep a lower court within the limits of its
jurisdiction in order to maintain the administration of justice in orderly channels.
While appeal is the recognized remedy to question the judgment of an inferior court,
this does not detract from the authority of a higher court to issue a writ of prohibition
to restrain the inferior court from proceeding further on the ground that it hear
and decided the case without jurisdiction.
It cannot be claimed that prohibition was used as a substitute for a lost appeal because
it was filed within the reglementary period to appeal.
SC stressed that they did not pass upon the propriety of the issuance of a writ of
prohibition. Such adjudication is best left to RTC.
o The issue determinative of jurisdiction is the real relationship between
the parties. Evidence must be presented before the question of
jurisdiction may be passed upon by the court.
o RTC was correct in denying the MTD (by way of Demurrer) because
Riveras evidence in support of his application for writ of prohibition
was sufficient to require the presentation of heirs presentation of
contravening proof.
o No grave abuse of discretion.
02. Longino v. General AUTHOR: Mendoza courts were vested with jurisdiction to resolve the issue of who, as between her and the
[G.R. No. 147956. February 16, 2005 ] NOTES: complainant, was entitled to lease the property.
TOPIC: Prohibition COSLAP rendered a Resolution in favor of Serrano and against Longino, holding, inter
PONENTE: Callejo Sr alia, that Serrano was the lawful possessor of the property and had a preferential right
CASE LAW/ DOCTRINE: to lease the same.
The principal purpose for the writ of prohibition is to prevent an encroachment, excess, Longino received a copy of the Resolution and failed to appeal the same. Instead, she
usurpation or assumption of jurisdiction on the part of an inferior court or quasi-judicial sent a letter to the General Manager of the PNR, urging the latter to disregard the
tribunal. resolution/recommendation of the COSLAP for being partially irregular. COSLAP
For grave abuse of discretion to prosper as a ground for prohibition, it must first be issued a Writ of Execution and Demolition.
demonstrated that the lower court or tribunal has exercised its power in an arbitrary and Longino filed a petition for prohibition against the COSLAP and Serrano with the CA
despotic manner, by reason of passion or personal hostility, and it must be patent and for the nullification of the Resolution of the COSLAP and the Writ of Demolition issued
gross as would amount to an evasion or to a unilateral refusal to perform the duty with a plea of injunctive relief.
enjoined or to act in contemplation of law. Excess of jurisdiction signifies that the court, Again, Longino alleged that in taking cognizance of Serranos complaint, the COSLAP
board or office has jurisdiction over the case but has transcended the same or acted acted without jurisdiction; and, when it issued the said Resolutions, with grave abuse of
without authority. The writ of prohibition will not lie to enjoin acts already done. its discretion. She averred that the COSLAP had no jurisdiction to review the lease
However, as an exception to the rule on mootness, courts will decide a question contracts entered into between her and the PNR. She contended that she had the
otherwise moot if it is capable of repetition yet evading review. preferential right to lease the property.
FACTS: CA Ruling: Rendered judgment dismissing the petition. The appellate court held that
The PNR and Serrano executed Lease Contract over a portion its property in Bulacan. the COSLAP had jurisdiction over Serranos complaint because it merely determined
Serrano won a civil case against the previous owner Estrella. Estrella failed to pay the who had the preferential right over the property but did not review the lease contract
amount adjudged by the court in favor of Serrano. The Sheriff sold the house (subject between the PNR and Longino. The CA also ruled that Serrano had the preferential right
property of lease contract) owned by Estrella at public auction to Serrano as the winning over the disputed lot and that the Resolution of the COSLAP had already become final
bidder. and executory. Hence, the petition for prohibition was moot and academic.
Then, Serrano and her close friend, Esperanza S. Longino, a PNR retiree, executed an Longino, now the petitioner, filed the instant petition for review on certiorari for the
Agreement in wherein she allowed her to occupy a portion of the property without reversal of the decision of the CA
paying any rental therefor, on the latters promise to help her secure a lease contract ISSUE(S): Whether the Petition for Prohibition under Rule 65 was the proper remedy for
over a property. Longino.
Despite her agreement with Serrano, Longino filed an application with the PNR for a
lease of the property. Upon knowledge of the application, Serrano alleged that the HELD: Partially granted. Longinos petition for prohibition to enjoin the demolition of her
property applied for by Longino was part of the property on which the house she had structures on the property is DENIED for being moot and academic.
purchased at public auction from the Sheriff in the civil case against Estrella. RATIO:
PNRs Real Estate Department recommended the denial of Longinos application. Then, In the present case, the petition for prohibition filed with the CA by the petitioner could
the PNRs Board of Directors made a resolution directing the PNR Management to have been dismissed by the CA because the structures on the property had already been
desist from selling or leasing its properties needed for the right-of-way of its North Rail demolished.
The writ of prohibition will not lie to enjoin acts already done. Hence, the acts sought
Project.
to be enjoined by the petitioner had already been effected by the respondent sheriff. For
Despite the resolution, the General Manager of the PNR executed a contract of lease in another reason, the lease contract of the petitioner and the PNR had not been renewed
favor of Longino. Longino constructed a barber shop on said property and embarked to after its expiration. Manifestly, the petitioner was obliged to vacate the property and
construct her building on the property. remove her structures thereon.
Serrano filed a handwritten Complaint against Longino, with the Commission on Nevertheless, the CA took cognizance of the petition and resolved the same on its
Settlement of Land Problems (COSLAP), demanding that the PNR lease the property to merits, precisely because the issues raised therein, namely, whether the COSLAP had
her, and the eviction of Longino from the property on the ground that she had a jurisdiction over the complaint of the private respondent; and whether the COSLAP
preferential right to lease the property. Serrano prayed that she be declared entitled to exceeded its jurisdiction in declaring the private respondent the legal possessor of the
lease the property and that her application for a lease contract over the property be property and of having priority in leasing the subject property raised in the petition, were
approved by the PNR.
The COSLAP opted to assume jurisdiction over the complaint and issued summons on substantial.
the respondent. It also issued an Order directing the Real Estate Department of the PNR SC agreed with the petitioner that the CA erred in ruling that the COSLAP had
to implement the Status Quo Order. Longinos motion to quash the case on the ground jurisdiction on the complaint of the Serrano and that the latter was the legal possessor
of lack of jurisdiction was also denied. and had preferential right to lease the property. Consequently, the Resolution of the
According to Longino, the complaint against her involved her lease contract with the COSLAP as well as the writ issued by it are null and void.
PNR over which the COSLAP had no jurisdiction. She maintained that only the regular The COSLAP had no jurisdiction over the complaint of the Serrano herein, who was the
complainant before the COSLAP. The rule is that jurisdiction over the nature and
subject matter of the case is conferred by law and determined by the allegations of the
complaint.
Administrative agencies, like the COSLAP, are tribunals of limited jurisdiction and, as
such, could wield only such as are specifically granted to them by the enabling statutes.
That under paragraph 2(e) of E.O. No. 561, the COSLAP is vested with jurisdiction over
complaints involving other similar land problems of grave urgency and is undisputable
should not be interpreted to apply to a dispute between two businesswomen claiming a
priority right to lease a property of the PNR, the petitioner claiming that the private
respondent is disqualified from leasing the property because she is indebted to the PNR
for back rentals, and the private respondent claiming that she has the preferential right
to lease the property merely because the house which she purchased from another was
near the subject property.
3. Holy Spirit Homeowners V. Defensor AUTHOR: REYES ISSUE(S): Whether or not in issuing the questioned IRR of R.A. No. 9207, the Committee
TOPIC: Prohibition Notes: was not exercising judicial, quasi-judicial or ministerial function and should be declared null
PONENTE: and void for being arbitrary, capricious and whimsical.