Professional Documents
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TABLE OF CONTENTS
I. DEFINITION OF PROPERTY............................................................................3 A. Classification under the Civil Code...........................................................................................................3 B. By Ownership..........................................................................................................................................4 C. Other Classifications................................................................................................................................5 II. OWNERSHIP...........................................................................................7 A. Definition.................................................................................................................................................7 B. Bundle of Rights included in Ownership...................................................................................................7 C. Other Specific Rights found in the Civil Code...........................................................................................7 D. Limitations of Real Right of Ownership....................................................................................................8 III. RIGHTS OF ACCESSION.............................................................................10 A. Concept.................................................................................................................................................10 B. General Principles of Accession.............................................................................................................10 C. Obligations of Receiver of Fruits to Pay Expenses by 3rd person in producti on, gathering and preservation..................................................................................................................................................10 D. Kinds of Accession.................................................................................................................................10 1. Accession Discreta.............................................................................................................................10 2. Accession Continua............................................................................................................................11 Over Immovables..................................................................................................................................11 Over Movables.......................................................................................................................................12 IV. QUIETING OF TITLE.................................................................................14 A. Differences between Action to Quiet Title and Action:...........................................................................14 B. Prescription of Action to Quiet Title.......................................................................................................14 C. Who are Entitled to Bring Action?..........................................................................................................14 D. Notes.....................................................................................................................................................14 V. CO-OWNERSHIP.....................................................................................15 A. Definition...............................................................................................................................................15 B. Characteristics of co-ownership.............................................................................................................15 C. Differences between Co-ownership and Joint Tenancy...........................................................................15 D. Differences between Co-ownership and Partnership..............................................................................15 E. Source of Co-ownership.........................................................................................................................15 F. Rights of each co-owner as to the thing owned in common...................................................................16 G. Implications of co-owners right over his ideal share..............................................................................17 H. Rules on co-ownership not applicable to conjugal partnership of gains or absolute community of property........................................................................................................................................................18 I. Special rules on co-ownership from provisions of Condominium Law (Act No. 4726).............................18 J. Extinguishment of co-ownership............................................................................................................18 VI. POSSESSION........................................................................................20 A. Definition and Concept..........................................................................................................................20 B. Essential Requisites of Possession.........................................................................................................20 C. Degrees of Holding of Possession..........................................................................................................20 D. Cases of Possession...............................................................................................................................20 E. What things or rights may be possessed...............................................................................................20 F. What may not be possessed by private persons....................................................................................21 G. Acquisition of Possession.......................................................................................................................21 H. Effects of Possession.............................................................................................................................22 I. Effect of possession in the concept of an owner....................................................................................23 J. Presumptions in favor of the possessor.................................................................................................23 K. Possession may be lost by.....................................................................................................................24 VII. USUFRUCT.........................................................................................25 A. Concept.................................................................................................................................................25 B. Historical considerations........................................................................................................................25 C. Characteristics of Usufruct.....................................................................................................................25 D. Usufruct distinguished from lease; from servitude.................................................................................25 E. Classes of Usufruct................................................................................................................................25 F. Rights of Usufruct..................................................................................................................................26 G. Rights of Naked Owner..........................................................................................................................26 H. Obligations of Usufructuary...................................................................................................................27 I. Special Cases of Usufruct......................................................................................................................28 J. Extinguishment of Usufruct...................................................................................................................28
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Lease of things
VIII. EASEMENTS OR SERVITUDES.....................................................................31 A. Definition...............................................................................................................................................31 B. Essential feature of easements/real servitudes/praedial servitudes.......................................................31 C. Classification of Servitudes....................................................................................................................31 D. General rules relating to servitudes.......................................................................................................32 E. Modes of acquiring easements..............................................................................................................32 F. Rights and obligations of owners of dominant and servient estates......................................................32 G. Modes of extinguishment of easements................................................................................................33 H. Legal Easements...................................................................................................................................34 BOOK III DIFFERENT MODES OF ACQUIRING OWNERSHIP..........................................36 Mode and Title Differentiated........................................................................................................................36 Modes of Acquiring Ownership......................................................................................................................36 Occupation....................................................................................................................................................37 Intellectual creation......................................................................................................................................37 DONATION..............................................................................................38 Nature of donation........................................................................................................................................38 Requisites of donation...................................................................................................................................38 Kinds of donation..........................................................................................................................................38 Who may not give or receive donations........................................................................................................39 Who may give or receive donations..............................................................................................................39 Acceptance of donation.................................................................................................................................39 Form of donations.........................................................................................................................................39 What may be donated...................................................................................................................................39 Effect of donation..........................................................................................................................................40 Revocation and Reduction of Donations........................................................................................................41 LEASE..................................................................................................44 A. General characteristics of every lease...................................................................................................44 B. Kinds of leases.......................................................................................................................................44 C. Lease of things......................................................................................................................................45
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I. DEFINITION OF PROPERTY
PROPERTY
Is an economic concept, meaning a mass of things useful to human activity and which are necessary to life, for which reason they may be organized and distributed in one way or another, but, always for the good of the main. In order that a thing may be considered as property: Utility capacity to satisfy human wants Individuality or Substantivity - an autonomous or separate existence; materials composing a thing are not thing in themselves. Appropriability or susceptibility to appropriation
1. Immovable or Real Property a. By Nature those which cannot be moved from place to place
Art 415, Par 1 Lands, buildings, roads and constructions of all kinds adhered to the soil. Art 415, Par 8 b. By Incorporation
Art 415, Par 2 Art 415, Par 3 Art 415, Par 7 c. Art Art Art Art 415, 415, 415, 415, Par Par Par Par By Destination 4 5 6 9 By Analogy
d.
Art 415, Par 10 Movables or Personal Property Art 416 Art 417 DAVAO SAWMILL v CASTILLO () BERKENKOTER v CU UNJIENG () LOPEZ v OROSA () TUMALAD v VICENCIO () ASSOCIATED INSURANCE v IYA () MAKATI LEASING v WEAREVER () BD. OF ASSESSMENT APPEALS v MERALCO () MERALCO v BD. OF ASSESSMENT APPEALS () MERALCO v BD. OF ASSESSMENT APPEALS () CALTEX v BD. OF ASSESSMENT APPEALS () BENGUET CORP. v BD. OF ASSESSMENT APPEALS () 1. i. ii. Importance and Significance of Classification From point of view of:
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PERSONAL RIGHTS Power belonging to one person to demand to another, as a definite passive subject, the fulfillment of a prestation to give, to do or not to do More properly called right of obligation or simply obligation
1) Two subjects: active and passive (bound to perform prestation incumbent upon him by reason of a juridical tie which binds him to the active subject), who are determined and specified
Intangible thing, i.e. the prestation of the debtor Indirectly through the prestation of the debtor
By title alone
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A. Classification by Ownership
1. 2. Art Art Art Art Art 419 420 421 422 424 a. Art 420 Art 421 Art 422 i. For public use ii. For public service iii. For development of national wealth LA BUGAL BLAAN TRIBAL ASSN. v RAMOS (2004) ON RECONSIDERATION (2005) CHAVEZ v PEA AMARI (2002) ON RECONSIDERATION (2003) USERO v CA (2006) a. Art 424, Par 1 i. 1. For public use including public works for public service Private Property a. b. c. Patrimonial Property of State Art 424 Patrimonial Property of Municipal Corporations Art 424, Par 2 Private Property of Private Persons Art 425, Par 2 Property of Municipal Corporations Property of State Res Nullius Public Dominion cf. Patrimonial Property of State
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A. Other Classifications
1. By their physical existence a. Corporeal those which are manifest to the senses, which we may touch or take, which exist in space and have a body, whether animate or inanimate b. Incorporeal personal prestations or acts or services productive of utility. They are not manifest to the senses but are conceived only by the understanding. They must combine three requisites: i. External manifested act ii. Personal done by the debtor himself iii.Possible when it can be done both in nature and in law By their autonomy or dependence a. Principal b. Accessory By their subsistence after use a. Consumable Art 418 (1) b. Non-consumable Art 418 Differentiated from Fungible or Non-fungible c. Deteriorable or non-deteriorable By reason of their susceptibility to division a. Divisible b. Indivisible By reason of designation a. Generic b. Specific Existence in point of time a. Present b. Future Contents and constitution a. Singular i. Simple ii. Compound b. Universal Susceptibility to appropriation a. Non-appropriable b. Appropriable i. Already appropriated ii. Not yet appropriated
2.
3.
4.
5.
6.
7.
8.
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II. OWNERSHIP
A. Definition
OWNERSHIP
J. B. L. Reyes: It is independent right of exclusive enjoyment and control of a thing for the purpose of deriving therefrom all the advantages required by the: Reasonable needs of the owner (or holder of the right) and Promotion of the general welfare But subject to the restrictions imposed by: Law Rights of others Scialoja: It is a relation in private law by virtue of which is a thing (or property right) pertaining to one person is completely subjected to his will in everything not prohibited by public law or the concurrence with the rights of another
2. 3. 4.
5.
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HILARIO v SALVADOR (2005) SAMPAYANG v CA (2005) SANTOS v AYON (2005) GANILA v CA (2005) ROSS RICA SALES CENTER v SPS. ONG (2005) PERALTA-LABRADOR v BUARIN (2005) ii. Movable property 1) Replevin b. Requisites for recovery Art 434 i. Identify the property
SERINA v CABALLERO (2004) ii. Prove his right of ownership rely on the strength of his evidence not on the weakness of defendant PEREZ v MENDOZA (1975) DIZON v CA (1993)
Specific Limitation Limitation from Scattered provisions of CC Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art 431 432 2191 670 677 678 679 649 652 637 676 644 684 685 686 687
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Applicable to accession continua alone a. Whatever is built, planted or sown on the land of another and the improvements or repairs made thereon, belongs to the owner of the land, subject to the provisions of the following articles. Art 445 All works, sowing and planting are presumed made by owner and at his expense, unless the contrary is proved. Art 446 Accessory incorporated to principal such that it cannot be separated without injury to work constructed or destruction to plantings, construction or works. Art 447 Bad faith involves liability for damages and other dire consequences. Bad faith of one party neutralizes bad faith of the other. Art 453
b.
c.
d. e. 1.
Applicable to accession discreta alone a. Ownership of fruits To owner of principal thing belongs the NATURAL, INDUSTRIAL and CIVIL fruits Art 441 EXCEPTIONS: i. Possession in good faith ii. In usufruct iii.In lease iv.In antichresis
rd
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1.
Art 440 a. b. c.
BACHRACH v SEIFERT ( ) BACHRACH v TALISAY ( ) 1. Accession Continua Over Immovables 1. Artificial or Industrial Building, Planting, Sowing
a. BPS builds, plants or sows on anothers land using his own material (LO and BPS-MM)
Art Art Art Art Art Art Art 448 449 450 451 452 453 454 The The The The The The The
BPS in good faith Art 448 The BPS in bad faith Art 449 The Art 450 The Art 451 The Options open to owner of the land 1) To acquire BP building, planting and sowing has right of retention Retains possession without paying rental Not entitled to fruits; his rights are the same as an antichretic creditor
i.
1) To sell land to BP OR to lease land to S BP may refuse if value of land considerably more than BP; then forced lease by LO and BP BPS in bad faith i. Rights of BPS in bad faith Art 452 The Art 443 The Landowner in bad faith but BPS in good faith Art 454 Art 447 Reason for adverting to rule in Art 447
a. BPS builds, plants or sows on anothers land with materials owned by 3rd persons
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If plaintiff is in possession: imprescriptible If plaintiff is not in possession: prescribes within period of filing accion publiciana, accion reivindicatoria
OLVIGA v CA (1993) PINGOL v CA (1993) A. Who are Entitled to Bring Action? Rule 64, Sec. 1, Par 2, Rules of Court The B. Notes 1. 2. 3. 4. There is a cloud on title to real property or any interest to real property. Art 476 The Plaintiff has legal or equitable title to or interest in the subject/real property. Instrument record claim, etc must be valid and binding on its face, but in truth and in fact, invalid, ineffective, voidable or unenforceable. Plaintiff must return benefits received from defendant.
TITONG v CA (1998)
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V. CO-OWNERSHIP
A. Definition
CO-OWNERSHIP
The right of common dominion which two or more persons have a spiritual part (or ideal portion) or a thing which is not physically divided.
A. Characteristics of co-ownership
1. 2. 3. 4. There is plurality of owners, but only one real right of ownership. The recognition of ideal shares, defined but not physically identified. Each co-owner has absolute control over his ideal share. Mutual respect among co-owners in regard to use and enjoyment and preservation of thing as a whole.
PARDELL v BARTOLOME ( ) A. Differences between Co-ownership and Joint Tenancy Co-ownership Joint Tenancy
GATCHALIAN v COLLECTOR ( )
C. Source of Co-ownership
1. Law i. Cohabitation Art 147, FC Art 148, FC Art 90 Purchase Art 1452
ii.
iii. Succession Intestate: Art 1452 Testate: Property is given to 2 or more heirs i. Donation Art 753 Art 573, 2nd Par Chance Art 472
ii.
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PUNZALAN v BOON LIAT ( ) vi. Condominium Law Sec 6 (c), RA 4726 1. Contracts a. b. By agreement Duration of co-ownership: Art 494 Universal partnership Art 1778 Art 1779 Art 1780 Associations and societies with secret articles Art 1775
c.
PARDELL v BARTOLOME ( ) 2. To share in the benefits in proportion to his interest, provided the charges are borne by each in the same proportion Art 485 1. Contrary stipulation is void Presumption is that portions are equal unless contrary is proved
1.
Co-owners option not to contribute by waiving his undivided interest equal to amount of contribution dacion en pago Exception: if waiver is prejudicial to co-ownership Requisites before repairs for preservation may be made or expenses for embellishment or improvement may be made Art 489 Effects of failure to notify co-owners
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Concept Any change injurious to the thing owned in common or to the rights of other co-owners or Any change material to the use, destination or state of thing which act is in violation of the express or tacit agreement of the co-owners Distinguished from acts of administration Art 492 Acts of Alteration Acts of Administration
a.
b.
QUERY: Is lease of real property owned in common an act of alteration? Art 647 in relation to Art 1878 (8) 2. To protect against acts of majority which are prejudicial to minority Art 492, 3rd Par
LAVADIA v COSME () MELENCIO v DY TIAO LAY () TUASON v TUASON () 3. To exercise legal redemption Art 1620 Art 1623
RAMIREZ v RAMIREZ () AGUILAR v CA (1993) VDA DE APE v CA (2005) 5. Other cases where legal right of redemption is given Art 1621 Art 1622
HALILI v CA (1998) FRANCISCO v BOISER (2000) A. Implications of co-owners right over his ideal share 1. Co-owner has the right: a. b. c. d. 1. To share in fruits and benefits To alienate, mortgage or encumber and dispose of his ideal share BUT: Other co-owners may exercise right of legal redemption To substitute another person in the enjoyment of thing To renounce part of his interest to reimburse necessary expenses incurred by another owner Art 488
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Transferee does not acquire any specific portion of whole property until partition Creditors of co-owners may intervene in partition or attack the same if prejudicial Art 499 EXCEPT that creditors cannot ask for rescission even if not notified in the absence of fraud Art 497
CARVAJAL v CA () PAMPLONA v MORETO () CASTRO v ATIENZA () ESTOQUE v PAJIMULA () DIVERSIFIED CREDIT v ROSADO () PNB v CA () A. Rules on co-ownership not applicable to conjugal partnership of gains or absolute community of property B. Special rules on co-ownership of different stories of a house as differentiated from provisions of Condominium Law (Act No. 4726) 1. 2. 3. Concept of Condominium Essential requisites for Condominium Rights and obligations of Condominium owner
A. Extinguishment of co-ownership
1. 2. 3. Total destruction of thing Merger of all interests in one person Acquisitive prescription a. b. By a third person By one co-owner as against the other co-owners REQUISITES - Unequivocal acts of: i. Unequivocal acts of repudiation of co-ownership (acts amounting to ouster of other coowners) known to other co-owners and shown by clear and convincing evidence ii. Open and adverse possession, not mere silent possession for the required period of extraordinary acquisitive prescription iii. The presumption is that possession by co-owner is not adverse
iii. When the legal nature of community prevents partition (party wall) Art iv. When partition is generally prohibited by law E.g. absolute community of property
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When partition would render the thing unserviceable (but the thing may be sold and co-owners divide the proceeds) Art 494 Action for partition will fail if acquisitive prescription has set in
a.
Effect of partition Art 1091 Art 543 Art 1092 Art 1093 Art 499 Art 500 Art 501 Right of creditors of individual co-owners Art 497 Procedure for partition Rule 69, Rules of Court
b. c.
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VI. POSSESSION
A. Definition and Concept
POSSESSION
Is the holding of a thing OR the enjoyment of a right, whether by material occupation or by the fact that the thing or the right is subjected to the action of our will It is a real right independent of and apart from ownership i.e. the right of possession (jus possessionis) as distinguished from the right to possess (jus possidendi)
1.
1.
A. Cases of Possession
1. Possession for oneself or possession exercised in ones own name and possession in the name of
another Art 524
2. Possession in the concept of an owner and possession in the concept of a mere holder with the
ownership belonging to another Art 525
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Art 530 Only things or rights susceptible of appropriation may be the object of possession B. What may not be possessed by private persons 1. 2. 3. Res Communes Property of public dominion Right under discontinuous and/or non-apparent easement
A. Acquisition of Possession
1. Ways of acquiring possession Art 531 a. b. Material occupation of the thing Subject to the action of our will i. Doctrine of constructive possession ii. Includes constructive delivery 1) Traditio brevi manu thing is already in transferees hands E.g. under a contract of lease, then delivered under a sale 1) Traditio constitutum possessorium thing remains in transferors hands E.g. sale, then retained under a commodatum Proper acts and legal formalities Refers to the acquisition of possession by: Sufficient title Inter vivos Mortis causa Lucrative or onerous Includes traditio longa manu and tradition simbolica, donations, succession (testate or intestate), contracts, judicial writs of possession, writ of execution of judgments, execution and registration of public instruments
a.
BANCO ESPANOL FILIPINO v PETERSON ( ) 1. By whom possession be acquired Art 532 a. b. c. By same person ELEMENTS OF PERSONAL ACQUISITION By his legal representatives REQUISITES By his agent
d. By any person without any power whatsoever but subject to ratification, without prejudice to the
proper case of negotiorum gestio Art 2144 Art 4129 Art 2150 e. 1. Qualifiedly, minors and incapacitated persons Art 535
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MACASAET v MACASAET (2004) b. c. Acts executed clandestinely and without the knowledge of the possessor Art 537 Acts by violence as long as possessor objects thereto (i.e. he files a case) Art 536
CUAYCONG v BENEDICTO () ASTUDILLO v PHHC () PERAN v CFI () 1. Rule to solve conflict of possession Art 538
GENERAL RULE: Possession cannot be recognized in two different personalities. EXCEPTION: In cases of co-possession by co-possessors without conflicting claims or interest In case of conflicting possession, preference is given to: a. Present possessor or actual possessor b. If there are 2 or more possessors, the one longer in possession c. If dates of possession are the same, the one who presents a title d. If all conditions are equal, the thing shall be placed in judicial deposit pending determination of possession or ownership through proper proceedings A. Effects of Possession
1. In general, every possessor has a right to be respected in his possession; if disturbed therein,
possessor has right to be protected in or restored to said possession Art 539 a. Actions to recover possession
i.
Accion interdictal or Summary proceedings forcible entry and unlawful detainer Plaintiff may ask for writ of preliminary mandatory injunction Within 10 days from the filing of complaint in forcible entry Art 539
YU v HONRADO ( )
i.
Liability for loss or deterioration of property by possessor in bad faith Art 553 Art 552
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1. Possession of movable acquired in good faith (in concept of owner) is equivalent to title
Art 559 Possessor has actual title which is defeasible only by true owner One who has lost a movable or has been unlawfully deprived thereof may recover it but without reimbursement EXCEPT: If possessor acquired it at a public sale A. Effect of possession in the concept of an owner 1. 2. Possession may by lapse of time ripen into full ownership, subject to certain exceptions. Presumption of just title and cannot be obliged to show or prove it Art 541 EXCEPTION: Art 1131
3. Possessor may bring all actions necessary to protect his possession except accion reivindicatoria 4. May employ self-help under Art 429
5. 6. 7. 8. 9. Possessor may ask for inscription of such real right of possession in the Registry of Property Has rights to fruits and reimbursements for expenses (assuming he is a possessor in good faith) Upon recovery of possession which he has been unlawfully deprived, may demand fruits and damages Generally, he can do on the things possessed everything that the law authorizes the owner to do until he is ousted by the one who has a better right Possession in good faith and possession in bad faith Art 528 Mistake upon a doubtful or difficult question of law as a basis of good faith Art 526, Par 3
2. Of continuity of initial good faith in which possession was commenced or possession in good faith does
not lose his character except in the case and from the moment possessor became aware or is not unaware of improper or wrongful possession Art 528 CORDERO v CABRAL ( )
3. Of enjoyment of possession in the same character in which possession was acquired until contrary is
proved Art 529
5. Of continuous possession or non-interruption of possession of which he was wrongfully deprived for all
purposes favorable to him Art 561
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VII. USUFRUCT
A. Concept Art 562
USUFRUCT
Is a real right, temporary in character that authorizes the holder to enjoy all the advantages derived from a normal exploitation of anothers property, according to its destination or purpose, and imposes an obligation of restoring at the time specified, either the thing itself or its equivalent.
A. Historical Considerations
B. Characteristics of Usufruct
Usufruct
Servitude
D. Classes of Usufruct
1. By origin a. b. c. 1. Voluntary Legal Art 321 Art 226, FC Mixed
By person enjoying the right of usufruct a. b. Simple Multiple i. Simultaneous ii. Succession Limitation on successive usufruct Art 756 Art 863 Art 869
1.
By object of usufruct a. b. Rights Art 574 Things i. Normal ii. Abnormal, irregular or quasi-usufruct
1.
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A. Rights of Usufructuary
1. As to the thing and its fruit
a. Right to possess and enjoy the thing itself, its fruits and accessions Fruits consist of natural, industrial and civil fruits
As to hidden treasure, usufructuary is considered a stranger Art 566 Art 436 Fruits pending at the beginning of usufruct Art 567 Civil fruits Art 569 Art 588
FABIE v DAVID ()
a. Right to mortgage
Right of usufruct Art 572
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A. Obligations of Usufructuary 1. At the beginning of usufruct or before exercising the usufruct a. To make inventory Art 583
i.
REQUISITES OF INVENTORY 1) Immovables described 2) Movables appraised EXCEPTION TO REQUIREMENT OF INVENTORY 1) No one will be injured thereby Art 585 2) Title constituting usufruct excused the making of inventory 3) Title constituting usufruct already makes an inventory
ii.
a.
To give a bond for the faithful performance of duties as usufructuary i. No bond are required in the following: 1) No prejudice would result Art 585 2) Usufruct is reserved by donor Art 584 3) Title constituting usufruct excused usufructuary 4) If usufructuary takes possession under a caucion juratoria Effect of filing a bond Art 588
ii.
iii. Effect of failure to give bond Art 586 Art 599 1. During the usufruct a. To take care of the thing like a good father of a family Art 589 Effect of failure to comply with obligation Art 610 b. To undertake ordinary repairs Art 592 ORDINARY REPAIRS To notify owner of need to undertake extra-ordinary repairs Art 593 EXTRA-ORDINARY REPAIRS 1) Concept of extraordinary repairs 2) Naked owner obliged to undertake them but when made by owner, usufructuary pays legal interest on the amount while usufruct lasts Art 594, 1st Par 3) Naked owner cannot be compelled to undertake extraordinary repairs If indispensable and owner fails to undertake extraordinary repairs, it may be made by usufructuary;
c.
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At the time of termination of the usufruct a. To deliver the thing in usufruct to the owner in the condition in which he has received it, after undertaking ordinary repairs EXCEPTION: abnormal usufruct
A. Special Cases of Usufruct 1. 2. 3. 4. Usufruct over a pension or periodical income Art 570 Usufruct of property owned in common Art 582 Usufruct of head of cattle Art 591 Usufruct over vineyards and woodlands Art 575 Art 576 Usufruct on a right of action Art 578 Usufruct on mortgaged property Art 600 Usufruct over an entire patrimony Art 598 Liability of usufructuary for debts Usufruct over deteriorable property Art 578 Usufruct over consumable property (or quasi-usufruct) Art 574
5. 6. 7.
8. 9.
B. Extinguishment of Usufruct Art 603 1. 2. Death of usufructuary EXCEPTION: unless a contrary intention clearly appeals Expiration of period or fulfillment of resolutory condition imposed on usufruct by person constituting the usufruct
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Time may elapse before a third person attains a certain age, even if the latter dies before period expires unless granted only in consideration of his existence Art 606
BALURAN v NAVARRO () NHA v CA () BULACAN GARDEN CORP v MANILA SEEDLING BANK () 1. 2. Merger of rights of usufruct and naked ownership in one person Renunciation of usufruct a. Limitations b. Must be express c. If made in fraud of creditors, waiver may be rescinded by them through action under Art 1381 Extinction or loss of property a. If destroyed property is insured before the termination of the usufruct Art 608
1.
Art 608, 1st Par i. If owner rebuilds, usufruct subsists on new building ii. If owner does not rebuild, interest upon insurance proceeds paid to usufructuary
Art 608, 2nd Par i. Owner entitled to insurance money (no interest paid to usufructuary) ii. If he does not rebuild, usufruct continues over remaining land and/or owner may pay interest on value of both Art 607 iii. If owner rebuilds, usufruct does not continue on new building, but owner must pay interest on value on land and old materials
1. 2.
Termination of right of person constituting the usufruct Prescription Cases covered: a. If third party acquires ownership of thing or property in usufruct b. Right of ownership lost through prescription c. Right of usufruct not began within prescriptive period d. If there is a tacit abandonment or non-user of thing held in usufruct for required period
1.
What do not cause extinguishment of usufruct a. Expropriation of thing in usufruct Art 609
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c.
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1. It is a real right, i.e. it gives an action in rem or real action against any possessor of servient estate. 2. It is a right enjoyed over another property (jus in re aliena or a right in the property of another) i.e. it
cannot exist in ones own property (nemini nulli res sua servit or no one can have servitude on a property of his own). It is a right constituted over an immovable by nature (land and buildings), not over immovables.
3.
4. It limits the servient owners right of ownership for the benefit of the dominant estate Right of limited
use, but no right to possess servient estate. Being an abnormal limitation of ownership, it cannot be presumed. It creates a relation between tenements.
5.
6. It cannot consists in requiring the owner of the servient estate to do an act (servitus in faciendo consistere
nequit or servitudes may not impose positive acts) unless the act is accessory to a praedial servitude (obligation propter rem)
7. Generally, it may consist in the owner of the dominant estate demanding that the owner of the servient
estate refrain from doing something (servitus in non faciendo), or that the latter permit that something be done over the servient property (servitus in patendo), but not in the right to demand that the owner of the servient estate to do something (servitus in faciendo) EXCEPT if such act is an accessory obligation to a praedial servitude (obligation propter rem)
CHARACTERISTICS OF EASEMENTS (Nos. 8-11) 8. 9. It is inherent or inseparable from estate to which they actively or passively belong. Art 617 It is intransmissible, i.e. it cannot be alienated separately from the tenement affected, or benefited.
10. It is indivisible. Art 616 11. It has permanence, i.e. once it attaches, whether used or not, it continues and may be used anytime. A. Classification of Servitudes 1. As to recipient of benefits a. b. Real or Praedial Personal N.B.: Under Roman Law, usufruct together with usus habitatio, and operae servorum were classified as personal servitude] Art 614
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1.
1.
By the object or obligation imposed Art 616 a. b. Positive Negative Prescription starts to run from service of notarial prohibition
1. 2. 3. 4.
5.
No one can have a servitude over his own property (nulli res sua servit) A servitude cannot consist in doing (servitus in faciendo consistere nequit) There cannot be a servitude over another servitude (servitus servitudes esse non potest) A servitude must be exercised civiliter, i.e. in a way least burdensome to the owner of the land. A servitude must have a perpetual cause.
A. Modes of acquiring easements NORTH NEGROS v HIDALGO () 1. By title Juridical act which give rise to the servitude e.g. law, donations, contracts or wills
DUMANGAS v BISHOP OF JARO () a. If easement has been acquired but no proof of existence of easement available, and easement is one that cannot be acquired by prescription, then i. May be cured by deed of recognition by owner of servient estate ii. By final judgment iii. Existence of an apparent sign considered a title Art 624
RONQUILLO v ROCO () A. Rights and obligations of owners of dominant and servient estates Dominant Estate 1. Right of owner of dominant estate a. To use the easement Art 626
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b. c.
To exercise all rights necessary for the use of the easement Art 625 To do, at his expense, all necessary works for the use and preservation of the easement Art 627 In a right of way, to ask for change in width of easement sufficient for needs of dominant estate Art 651
DE LUNA v ENCARNACION () 1. Obligations of the owner of dominant estate a. b. c. To use the easement for benefit of immovable and in the manner originally established Art 626 To notify owner of servient estate before making repairs and to make repairs in a manner least inconvenient to servient estate Art 627 Not to alter easement or render it more burdensome Art 627
d. To contribute to expenses of works necessary for use and preservation of servitude, if there are
several dominant estates, unless he renounces his interest Art 628 Servient Estate 1. Rights of owner of servient estate a. b. 1. To retain ownership and use of his property Art 630 To change the place and manner of use the easement Art 629, 2nd Par
Obligations of the servient estate a. b. Not to impair the use of the easement Art 628, 1st Par To contribute proportionately to expenses if he uses the easement Art 628, 2nd Par
1. Merger in the same person of the ownership of the dominant and servient estates
Must be absolute, perfect and definite, not merely temporary
a. b. 1. 2. 3.
Extinguishment by impossibility of use Expiration of the term or fulfillment of resolutory condition Renunciation of the owner of dominant estate
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2. Other causes not mentioned in Art 631 a. Annulment or rescission of the title constituting the easement
b. c. d. Termination of the right of grantor Abandonment of the servient estate Eminent domain Special cause for extinction of legal easement of rights of way; if right of way no longer necessary
e.
A. Legal Easements 1. Law governing legal easements a. For public easements i. Special laws and regulations relating thereto 1) PD 1067 Water Code 2) PD 705 Forestry Reform Code i. Provisions of Chapter 2, Title VII, Book II of CC (Legal Easements) For private legal easements i. By agreement of the interested parties whenever the law does not prohibit it and no injury is suffered by a 3rd person ii. By the provisions of Chapter 2, Title VII, Book II of CC (Legal Easements)
a.
1.
Private legal easements provided for by the New Civil Code a) Those established for the use of water or easements relating to waters 1) Natural drainage of waters Art 637
ONGSIAKO v ONGSIAKO () 2) Easements on lands along riverbanks Art 638 See Water Code 3) Abutment of a dam Art 639 4) Aqueduct Art Art Art Art Art 642 643 644 645 646 5) Drawing waters and watering animals Art 640 Art 641 6) Stop lock or sluice gate Art 649 b) The easement of right of way Art Art Art Art Art 649 650 651 652 653
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QUIMEN v CA (1996) CHAN v CA () LA VISTA ASSN v CA (1997) VDA. DE BELTAZAr v CA () SPS. DELA CRUZ v RAMISCAL (2005) c) Art Art Art Art Art Art Art Art Art The easement of party wall 658 659 660 661 662 663 664 665 666
d) The easement of light and view Art Art Art Art Art Art Art 667 668 669 670 671 672 673
e) The easement of drainage of buildings Art 674 Art 675 Art 676 f) Art Art Art Art Art The easement of distance for certain constructions 677 678 679 680 681
g) The easement against nuisances Art 682 Art 683 h) The easement of lateral and subjacent supports Art Art Art Art 684 685 686 687
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MODE
The specific cause which produces dominion and other real rights as a result of the co-existence of special status of things, capacity and intention of persons and fulfillment of requisites of law Proximate cause
TITLE
Every juridical right which gives a means to the acquisition of real rights but which in itself is insufficient Remote cause
Modes of Acquiring Ownership ORIGINAL MODES Which produce the acquisition of ownership independent of any pre-existing right of another person, hence, free from any burdens or encumbrances a. b. Occupation Intellectual creation
DERIVATIVE MODES Based on a right previously held by another person and therefore, subject to the same characteristics, powers, burden etc as when held by previous owner Law - e.g. Registration under Act 496 Estoppel of title Art 1434 Marriage under ACP Hidden treasure Accession Art 445 Change in rivers course Art 461 Accession continua over movables Art 466 Art 6681 Art 1456 Art 120 a) b) c) d) Donation Succession Prescription Tradition REQUISITES: (1) Pre-existence of right in estate of grantor (2) Just cause or title for the transmission (3) Intention (of both grantor and grantee) (4) Capacity (to transmit and to acquire) (5) An act giving it outward form, physically, symbolically or legally LEGAL MAXIM: Non nudis pactis, sed traditione, dominia rerum transferentur (Not by mere agreement, but by delivery, is ownership transferred.)
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Occupation a. b. c. Not applicable to ownership of a piece of land Art 714 Privilege to hunt and fish regulated by special law Art 715 Occupation of a swarm of bees or domesticated animals Art 716 Art 560 Pigeons and fish Art 717 Hidden treasure Art 718 Art 438 Art 439 Lost movables Art 719 Art 720 Procedure after finding lost movables Intellectual creation Intellectual Property Code (RA 8293) Intellectual Property Rights (IPR): a. Copyright & related rights b. Trademarks & service marks c. Geographic indications d. Industrial designs e. Patents f. Topographies of integrated circuits g. Rights of performers, producers of sound recordings & broadcasting orgs h. Protection of undisclosed information i. Laws repealed by the IPC Sec 239 All acts and part of acts inconsistent with Intellectual Property Code, particularly: PD 49 Intellectual Property Decree, including PD 285 as amended RA 165, as amended Patent Law RA 166, as amended Arts 188 and 189 of the RPC
d. e.
f.
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DONATION
Nature of donation A bilateral contract creating unilateral obligations on donors part Requisites of donation a. c. d. NOTE Consent and capacity of the parties Delivery of the thing donated Form as prescribed by law There must be impoverishment (in fact) of donors patrimony and enrichment on part of donee
Kinds of donation 1. As to its taking effect a. Inter vivos Art 729 Art 730 Art 731 b. Mortis causa Art 728 c. Propter nuptias Art 82, FC Art 87, FC As to cause or consideration a. Simple b. Remuneratory c. Onerous imposes a burden inferior to the value of property donated i. Improper burden equal in value to property donated ii. Sub-modo or modal E.g. imposes a prestation upon donee as to how property donated will be applied Art 882 iii. Mixed donations negotium mixtum cum donatione e.g. sale for price lower than value of property As to effectivity or extinguishment a. Pure b. Conditional Art 730 Art 731 EFFECT OF AN IMPOSSIBLE CONDITION: a. With a term Importance of classification a. As to form b. As to governing rules c. As to impossible conditions Art 727 Art 1183
2.
1.
2.
Convey no title or ownership before donors death Before donors death, transfer is revocable Transfer is void if donor survives donee
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What is important is the time of transfer of ownership even if transfer of property donated may be subject to a condition or a term Importance of classification validity and revocation of donation
Who may not give or receive donations Art Art Art Art Art 735 737 738 741 742
Who may give or receive donations Art Art Art Art Art Art Art 736 739 1027 1032 740 743 744
Acceptance of donation 1. Who may accept Art 745 Art 747 Time of acceptance a. of donation inter vivos Art 746 b. of donation mortis causa
2.
Form of donations 1. 2. 3. Personal property Art 748 Real property Art 749 Rules in Art 748 and Art 749 not applicable to: a. Onerous donations b. Modal donations c. Mortis causa donations d. Donations propter nuptias
What may be donated 1. All present property, or part thereof, of donor a. PROVIDED, he reserves in full ownership or usufruct, sufficient means for support of himself and all relatives entitled to be supported by donor at the time of acceptance Art 750
b. PROVIDED, that no person may give or receive, by way of donation, more than he may give or
receive by will Art 752 Also, reserves property sufficient to pay donors debts contracted before donation, otherwise, donation is in fraud of creditors Art 759 Art 1387
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1. If donation exceeds the disposable or free portion of his estate, donation is inofficious
EXCEPTIONS
a. Donations provided for in marriage settlements between future spouses not more than 1/5
of present property Art 84, FC Art 130, CC
Effect of donation A. In general SHOPPERS PARADISE REALTY v ROQUE (2004) 1. 2. 3. Donee may demand actual delivery of thing donated Donee is subrogated to rights of donor in property donated Art 754 Donor not obliged to warrant things donated, EXCEPT in onerous donations in which case donor is liable for eviction up to the extent of burden Art 754 Donor is liable for eviction or hidden defects in case of bad faith on his part Art 754
4.
5. In donations propter nuptias, donor must release property donated from mortgages and other
encumbrances, unless contrary has been stipulated Art 131, CC 6. Donations to several donees jointly - no right of accretion, EXCEPT a. Donor provides otherwise b. Donation to husband and wife jointly with right of accretion (jus accrescendi) UNLESS donor provides otherwise Art 753
A. Special provisions 1. 2. 3. 4. Reservation by donor of power to dispose (in whole or in part) or to encumber property donated Art 755 Donation of naked ownership to one donee and usufruct to another Art 756 Conventional reversion in favor of donor or other person Art 757 Payment of donors debt Art 758 a. If expressly stipulated
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1.
Donee to pay only debts contracted before the donation, UNLESS specified otherwise But in no case shall donee be responsible for debts exceeding the value of property donated, UNLESS clearly intended a. If there is no stipulation Donee answerable only for donors debt only in case of donation is in fraud of creditors Illegal or impossible conditions Art 727 Art 1183
Revocation and Reduction of Donations A. Revocation distinguished from reduction of donations Revocation Reduction
B. Causes of Reduction/Revocation 1. Inofficiousness of donation Art 752 Art 771 Art 773 Art 911 Art 912 a. b. 2. Who may ask for reduction Art 772 Rule applied: If disposable portion is not sufficient to cover 2 or more donation Art 773
A. Revocation only 1. Ingratitude a. b. c. d. Causes Art 765 Time to file action for revocation Art 769 Who may file Art 770 Effect of revocation On alienation and mortgages Art 766 Art 767 2. Violation of condition a. b. Prescription of action Transmissibility of action
YULO AND SONS v ROMAN CATHOLIC BISHOP OF SAN PABLO (2005) 3. Effect of revocation or reduction
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LEASE
A. General characteristics of every lease 1. 2. 3. Temporary duration Onerous Price is fixed according to contract duration
A. Kinds of leases
3.
c.
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A. Lease of things 1. 2. Concept Art 1643 Consumable things cannot be the subject matter of lease EXCEPT Art 1645 a. Consumable only for display or advertising (Lease ad pompam et ostentationem) b. Goods are accessory to an industrial establishment Special characteristics of lease of things a. Essential purpose is to transmit the use and enjoyment of a thing b. Consensual c. Onerous d. Price fixed in relation to period of use or enjoyment e. Temporary
1.
4. 5.
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b.
c. d.
e. Lessor not obliged to answer for mere act of trespass by a 3rd person
Art 1664 7. Grounds for ejectment of lessee by lessor Art 1673 Note the grounds under the House Rental Law. QUERY: Are they still effective? 8. Right to ask for writ of preliminary mandatory injunction in unlawful detainer cases Art 1674 Art 539, Par 2 Implied extension of lease Art 1670 Art 1682 Art 1687 Art 1675
9.
10. Right of purchase of leased land Art 1676 Art 1677 11. Useful improvements in good faith made by lessee Art 1678 12. Special provisions for leases of rural lands Art 1680 Art 1681 Art 1682 Art 1683 Art 1684 Art 1685 13. Special provisions for leases of urban lands Art 1686 Art 1687 Art 1688
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