8/19/2019 RULE 70.docx

1/124

 

THIRD DIVISION 

CORAZON D. SARMIENTA,JOSE DERAMA, CATES RAMA,

JOSIE MIWA, TOTO NOLASCO,

JESUS OLIQUINO, NORBERTO

LOPEZ, RUBEN ESPOSO,

BERNARDO FLORESCA,

MARINA DIMATALO, ROBLE

DIMANDAKO, RICARDO PEA,

EDUARDO ESPINO, ANTONIO

GALLEGOS, VICTOR

SANDOVAL, FELICITAS

ABRANTES, MERCY CRUZ,

ROSENDO ORGANO, RICKY

BARENO, ANITA TAKSAGON,

JOSIE RAMA and PABLO

DIMANDAKO,

Petitioners,

 

- versus - 

MANALITE HOMEOWNERS

ASSOCIATION, INC. MAHA!,

Respondent.

  G.R. N". #$%&'(

 

Present:

 

CARPIO MORALES, J .,

Chairperson,BRION,

BERSAMIN,

VILLARAMA, JR., and

SERENO, JJ .

 

Prou!"ated:

 

O#to$er %%, &'%'

)* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *)

 

DECISION 

VILLARAMA, JR., J .+

8/19/2019 RULE 70.docx

2/124

()is petition *or revie+ on #ertiorari sees to nu!!i* t)e e#ision #- dated O#to$er %/,

&''0 and Reso!ution%- dated Ma &%, &''1 o* t)e Court o* Appea!s 2CA3 in CA-4.R.

SP No. /5'6'. ()e CA )ad a**ired t)e e#ision (- dated Januar %', &''7- o* t)e

Re"iona! (ria! Court 2R(C3 o* Antipo!o Cit, Bran#) 08, in Civi! Case No. '6-816

+)i#) reversed t)e e#ision'- o* t)e Muni#ipa! (ria! Court in Cities 2M(CC3 o* Antipo!o Cit, Bran#) %, in Civi! Case No. %'8-''.

()e #ase steed *ro a #op!aint /- *or Forcible Entry/Unlawful Detainer  *i!ed

 $ respondent Mana!ite 9oeo+ners Asso#iation, In#. 2MA9A3 a"ainst AMARA

CI4ELSALO Asso#iation 2AMARA3 and its e$ers. ()e #op!aint +as

ra**!ed to t)e M(CC o* Antipo!o Cit, Bran#) % and do#eted as Civi! Case No.

%'8-''.

  MA9A a!!e"ed t)at it is t)e re"istered o+ner o* a #ertain par#e! o* !and

#overed $ (rans*er Certi*i#ate o* (it!e 2(C(3 No. &&&7'5 0- +it) an area o* /,/57

s;uare eters situated in Sitio Mana!ite, P)ase I, Baran"a Sta. Cru

8/19/2019 RULE 70.docx

3/124

!and. ()e #!aied t)at as t)e ears +ent $, t)e esta$!is)ed t)e AMARA and

 $ou")t t)e su$?e#t propert *ro Ju!ian (a!!ano. ()e propert !ater $e#ae no+n

as t)e (a!!ano Estate and re"istered under (C( No. 8/1. ()e !ie+ise ar"ued t)at

t)e a!!e"ations in t)e #op!aint do not #on*er ?urisdi#tion upon t)e #ourt a#tin" as

an e?e#tent #ourt, and t)at t)e #op!aint +as irre"u!ar and de*e#tive $e#ause its#aption states t)at it +as *or  Forcible Entry/Unlawful Detainer . MA9A,

additiona!!, )ad no !e"a! #apa#it to sue and +as "ui!t o* *oru s)oppin". Its

o**i#ers +ere !ie+ise *i#titious.

On Ma %/, &''6, t)e M(CC o* Antipo!o Cit rendered a de#ision disissin" t)e

#ase *or !a# o* #ause o* a#tion. ()e M(CC )e!d t)at t)e #op!aint *i!ed +as one

o* *or#i$!e entr, $ut MA9A *ai!ed to esta$!is) t)e ?urisdi#tiona! re;uireent o* 

 prior p)si#a! possession in its #op!aint.

#%-

 A!so, t)e tria! #ourt )e!d t)at MA9As*ai!ure to initiate iediate !e"a! a#tion a*ter petitioners un!a+*u!! entered its

 propert and its su$se;uent de#!aration o* $enevo!en#e upon t)e petitioners #annot

 $e #onstrued as to!eran#e in a##ordan#e +it) !a+ as to ?usti* t)e treatent o* t)e

#ase as one *or un!a+*u! detainer .#(-

MA9A appea!ed t)e de#ision to t)e R(C. ()e R(C rendered a e#ision dated

Januar %', &''7, reversin" t)e de#ision o* t)e M(CC. ()e R(C )e!d t)at t)e

!o+er #ourt erred in disissin" t)e #ase $ #onsiderin" t)e #op!aint as one o* 

*or#i$!e entr +)i#) re;uired prior p)si#a! possession. ()e R(C *ound t)atMA9A +as a$!e to a!!e"e and prove $ preponderan#e o* eviden#e t)at petitioners

o##upation o* t)e propert +as $ ere to!eran#e. MA9A to!erated t)e o##upation

unti! a!! t)ose +)o +anted to a#;uire MA9As ri")ts o* o+ners)ip #ou!d #op!

+it) e$ers)ip o$!i"ations and dues.#- Petitioners, )o+ever, *ai!ed to #op!

+it) said o$!i"ations +it)in t)e "iven period@ t)us, t)eir o##upation $e#ae i!!e"a!

a*ter MA9A deanded t)at t)e va#ate t)e propert.#'- ()e dispositive portion o* 

t)e R(C de#ision reads:

9EREORE, preises #onsidered, t)e ?ud"ent appea!ed *rois )ere$ REVERSE and SE( ASIE. A ne+ ?ud"ent is rendered

orderin" t)e de*endants@ t)eir representatives and a!! persons a#tin" *or 

and in t)eir $e)a!*@ e$ers o* t)eir *ai!ies@ t)eir !essees and su$-

!essees@ or ot)er peop!e +)ose o##upation o* t)e preises are *ro t)e

aut)orit o* de*endants, t)eir representatives or e$ers o* t)e

de*endants *ai!ies@ and ot)er trans*erees pendente !ite:

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn15http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn15

8/19/2019 RULE 70.docx

4/124

%3 to va#ate t)e su$?e#t preises@

&3 to pa ?oint! and severa!! t)e p!ainti** t)e su o* (9IR( IVE

(9O>SAN PESOS 2P56,'''.''3 as *or attornes *eesD and t)e #ost o* 

suit@ and,

53 to pa t)e p!ainti** severa!! t)e su o* ONE 9>NRE PESOS

2P%''.''3 per ont) *ro June %//& unti! t)e preises are a#tua!!

va#ated.

SO ORERE.#/-

A""rieved, petitioners *i!ed a petition *or revie+ +it) t)e CA assai!in" t)e de#ision

o* t)e R(C. In a e#ision dated O#to$er %/, &''0, t)e CA a**ired t)e de#ision o* 

t)e R(C.()e CA )e!d t)at +)i!e t)e #op!aint in t)e $e"innin" a!!e"ed *a#ts +)i#)

ae out a #ase *or *or#i$!e entr, t)e rest o* t)e averents t)erein s)o+ t)at t)e

#ause o* a#tion +as a#tua!! *or un!a+*u! detainer. ()e CA noted t)at t)e

#op!aint a!!e"ed supervenin" events t)at +ou!d s)o+ t)at +)at +as initia!!

*or#i$!e entr +as !ater to!erated $ MA9A t)ere$ #onvertin" its #ause o* a#tion

into one *or un!a+*u! detainer. A##ordin"!, t)e #op!aint +as *i!ed +it)in t)e

re;uired one-ear period #ounted *ro t)e date o* !ast deand. ()e CA *urt)er 

)e!d t)at t)e *a#t t)at t)e #op!aint +as #aptioned as $ot) *or *or#i$!e entr and

un!a+*u! detainer does not render it de*e#tive as t)e nature o* t)e #op!aint is

deterined $ t)e a!!e"ations o* t)e #op!aint. ()e dispositive portion o* t)e CAde#ision reads,

WHEREFORE, preises #onsidered, t)e petition is DISMISSED *or 

!a# o* erit. ()e de#ision o* t)e Re"iona! (ria! Court o* Antipo!o Cit,

Bran#) 08 dated Januar %', &''7D is )ere$AFFIRMED.

SO ORDERED.#0-

Petitioners otion *or re#onsideration *ro t)e said de#ision +as denied in aReso!ution dated Ma &%, &''1. 9en#e, petitioners are no+ $e*ore t)is Court

raisin" t)e *o!!o+in" issues:

I.  9E(9ER OR NO( (9E 9ONORABLE CO>R( O

APPEALS 4RAVEL ERRE 9EN I( AIRME (9E

ECISION O (9E RE4IONAL (RIAL CO>R( O

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn16http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn17

8/19/2019 RULE 70.docx

5/124

AN(IPOLO CI(, BRANC9 08 IN CIVIL CASE NO. '6-816

REVERSIN4 (9E ECISION O (9E M>NICIPAL (RIAL

CO>R( IN CI(IESD, BRANC9 %, AN(IPOLO CI( (9A(

ISMISSED (9E ORCIBLE EN(R>NLA>L

E(AINER CASE OR LACF O CA>SE O AC(ION.

II.  9E(9ER OR NO( (9E 9ONORABLE CO>R( O

APPEALS 4RAVEL ERRE 9EN I( R>LE (9A( (9E

CO>R( A G>OD ACG>IRE J>RISIC(ION OVER (9E

S>BJEC( MA((ER O (9E CASE.

III.  9E(9ER OR NO( (9E 9ONORABLE CO>R( O

APPEALS 4RAVEL ERRE 9EN I( R>LE (9A( (9E

COMPLAIN( BO(9 CAP(IONE AS ORCIBLE EN(R

AN >NLA>L E(AINER IS NO( EEC(IVE.

IV.  9E(9ER OR NO( (9E PE(I(IONERS 9AVED A

S>PERIOR RI49( O POSSESSION OVER (9E PROPER(

IN G>ES(ION.

V.  9E(9ER OR NO( (9E ME(ROPOLI(AN (RIAL CO>R(

IN CI(IES, BRANC9 %, AN(IPOLO CI( 9AS

J>RISIC(ION.

VI.  9E(9ER OR NO( (9E ME(ROPOLI(AN (RIAL CO>R(

IN CI(IES, BRANC9 %, AN(IPOLO CI( 9AS

J>RISIC(ION OVER AN EJEC(MEN( CASE BASE ON

ORCIBLE EN(R AN >NLA>L E(AINER.#$-

Essentia!!, t)ere are t+o prin#ipa! issues *or our reso!ution: 2%3 +)et)er or not t)e

a!!e"ations in t)e #op!aint are su**i#ient to ae up a #ase o* *or#i$!e entr or 

un!a+*u! detainer@ and 2&3 +)et)er or not t)e CA +as #orre#t in a**irin" t)e R(Cs

de#ision *indin" a #ase o* un!a+*u! detainer.

Petitioners assert t)at t)e ?urisdi#tiona! re;uireent o* prior p)si#a! possession ina#tions *or *or#i$!e entr +as not a!!e"ed +it) parti#u!arit in t)e #op!aint, as it

ere! a!!e"ed t)at respondent )ad $een deprived o* its possession over t)e

 propert. ()e a!so aintained t)at t)e +ere not +it))o!din" possession o* t)e

 propert upon t)e e=piration or terination o* t)eir ri")t to possess $e#ause t)e

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn18http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn18

8/19/2019 RULE 70.docx

6/124

never e=e#uted an #ontra#t, e=press or ip!ied, in *avor o* t)e respondent. 9en#e,

t)ere +as a!so no un!a+*u! detainer.

e den t)e petition.

e!! sett!ed is t)e ru!e t)at +)at deterines t)e nature o* t)e a#tion as +e!! as t)e

#ourt +)i#) )as ?urisdi#tion over t)e #ase are t)e a!!e"ations in t)e #op!aint. #&- In

e?e#tent #ases, t)e #op!aint s)ou!d e$od su#) stateent o* *a#ts as to $rin"

t)e part #!ear! +it)in t)e #!ass o* #ases under Se#tion %, Ru!e 0' o* t)e %//0

Ru!es o* Civi! Pro#edure, as aended. Se#tion % provides:

SEC(ION %. Who may institute proceedings, and when. Su$?e#t to

t)e provisions o* t)e ne=t su##eedin" se#tion, a person deprived o* t)e

 possession o* an !and or $ui!din" $ *or#e, intiidation, t)reat, strate",

or stea!t), or a !essor, vendor, vendee, or ot)er person a"ainst +)o t)e

 possession o* an !and or $ui!din" is un!a+*u!! +it))e!d a*ter t)e

e=piration or terination o* t)e ri")t to )o!d possession, $ virtue o* an

#ontra#t, e=press or ip!ied, or t)e !e"a! representatives or assi"ns o* 

an su#) !essor, vendor, vendee, or ot)er person, a, at an tie +it)in

one 2%3 ear a*ter su#) un!a+*u! deprivation or +it))o!din" o* 

 possession, $rin" an a#tion in t)e proper Muni#ipa! (ria! Court a"ainst

t)e person or persons un!a+*u!! +it))o!din" or deprivin" o* possession,

or an person or persons #!aiin" under t)e, *or t)e restitution o* su#)

 possession, to"et)er +it) daa"es and #osts.

()ere are t+o entire! distin#t and di**erent #auses o* a#tion under t)e a*ore;uoted

ru!e, to +it: 2%3 a #ase *or *or#i$!e entr, +)i#) is an a#tion to re#over possession o* 

a propert *ro t)e de*endant +)ose o##upation t)ereo* is i!!e"a! *ro t)e

 $e"innin" as )e a#;uired possession $ *or#e, intiidation, t)reat, strate" or 

stea!t)@ and 2&3 a #ase *or un!a+*u! detainer, +)i#) is an a#tion *or re#over o* 

 possession *ro t)e de*endant +)ose possession o* t)e propert +as in#eptive!

!a+*u! $ virtue o* a #ontra#t 2e=press or ip!ied3 +it) t)e p!ainti**, $ut $e#ae

i!!e"a! +)en )e #ontinued )is possession despite t)e terination o* )is ri")tt)ereunder.

In *or#i$!e entr, t)e p!ainti** ust a!!e"e in t)e #op!aint, and prove, t)at )e +as

in prior p)si#a! possession o* t)e propert in dispute unti! )e +as deprived t)ereo* 

 $ t)e de*endant $ an o* t)e eans provided in Se#tion %, Ru!e 0' o* 

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn19http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn19

8/19/2019 RULE 70.docx

7/124

t)e Ru!es eit)er $ *or#e, intiidation, t)reat, strate" or stea!t). %1- In un!a+*u!

detainer, t)ere ust $e an a!!e"ation in t)e #op!aint o* )o+ t)e possession o* 

de*endant started or #ontinued, t)at is, $ virtue o* !ease or an #ontra#t, and t)at

de*endant )o!ds possession o* t)e !and or $ui!din" a*ter t)e e=piration or 

terination o* t)e ri")t to )o!d possession $ virtue o* an #ontra#t, e=press or ip!ied.

In t)e present #ase, a t)orou") perusa! o* t)e #op!aint +ou!d revea! t)at t)e

a!!e"ations #!ear! #onstitute a #ase o* un!a+*u! detainer:

= = = =

5. P!ainti** is t)e re"istered o+ner o* t)at #ertain par#e! o* !and invo!ved

in t)e instant #ase #overed $ (C( No. &&&7'5 #ontainin" an area o* 

/,/57 s;.. situated in Sitio Mana!ite, P)ase I, Baran""a Sta. Cru

8/19/2019 RULE 70.docx

8/124

0. >pon re#eipt o* t)e a$ove-stated deand, de*endants propose to

 $e#oe e$ers o* p!ainti**, as ;ua!i*i#ation to a#;uire portions o* t)e

 propert $ sa!e pursuant to t)e CMP, to +)i#) p!ainti** a"reed and

to!erated de*endants possession $ "ivin" t)e sae a period unti! t)e

ont) o* e#e$er %///, to #op! +it) a!! t)e re;uireents pre-

re;uisite to t)e avai!in" o* t)e CMP $ene*its $ut *ai!ed and despiterepeated deands t)ere*or, t)us, t)e *i!in" o* a #op!aint +it) t)e

Baran""a and t)e issuan#e o* t)e #erti*i#ate to *i!e a#tion dated

e$ruar 1, &'''@

1. As tie is o* t)e essen#e, and t)e *a#t t)at t)e de*endants are ere

intruders or usurpers +)o )ave no possessor ri")t +)atsoever over t)e

!and i!!e"a!! o##upied $ t)e, tri*!in" te#)ni#a!ities t)at +ou!d tend to

de*eat t)e speed adinistration o* ?usti#e *ora! deand is not

ne#essar t)ereto, 2Repu$!i# vs. Cru< C.A. 4.R. No. &8/%' R e$. 0,

%/783 )o+ever, to a**ord a su**i#ient period o* tie +it)in +)i#) tova#ate t)e preises pea#e*u!! anot)er ora! and *ora! deands +ere

ade upon t)e sae to t)at e**e#t, and deo!is) t)e teporar o**i#e

and )ouses t)e #onstru#ted on p!ainti**s propert and instead de*endants

a"ain, as representative to a!!e"ed Estate o* Ju!ian (a!!ano *i!ed a

#op!aint *or e?e#tent a"ainst p!ainti**s *orer President, 9on.

Mar#e!ino A$en +)i#) #ase, is do#eted as #ivi! #ase no. 8%%/, !od"ed,

 $e*ore $ran#) %% o* t)is 9onora$!e #ourt, de*endants o$stinate! re*used

to pea#e*u!! turn over t)e propert t)e intruded upon in *a#t t)e even

dared p!ainti** to *i!e a #ase a"ainst t)e $oastin" t)at no$od #an order 

t)e to va#ate t)e preises@

/. e*endants !etter dated Au"ust /, &''', a#no+!ed"ed a#tua! re#eipt

o* p!ainti**s t+o 2&3 *ora! deands !etters. ()us, t)e issuan#e o* 

Fati$aan >pan" Maadu!o" sa 9uuan dated Septe$er &6, &'''@

%'. As a resu!t t)ereo*, p!ainti** +as #ope!!ed to en"a"e t)e servi#es o* 

t)e undersi"ned #ounse! in order to iediate! institute t)e instant suit

*or +)i#) servi#es p!ainti** a"reed to pa t)e aount o* P56,'''.'' p!us

P5,6''.'' per #ourt appearan#e@

= = = =%#-

A #op!aint su**i#ient! a!!e"es a #ause o* a#tion *or un!a+*u! detainer i* it re#ites

t)e *o!!o+in": 2%3 initia!!, possession o* propert $ t)e de*endant +as $ #ontra#t

+it) or $ to!eran#e o* t)e p!ainti**@ 2&3 eventua!!, su#) possession $e#ae i!!e"a!

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn21http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn21

8/19/2019 RULE 70.docx

9/124

upon noti#e $ p!ainti** to de*endant o* t)e terination o* t)e !atters ri")t o* 

 possession@ 253 t)erea*ter, t)e de*endant reained in possession o* t)e propert and

deprived t)e p!ainti** o* t)e en?oent t)ereo*@ and 283 +it)in one ear *ro t)e

!ast deand on de*endant to va#ate t)e propert, t)e p!ainti** instituted t)e

#op!aint *or e?e#tent.%%-

Lie+ise, t)e eviden#e proves t)at a*ter MA9A a#;uired t)e propert, MA9A

to!erated petitioners sta and "ave t)e t)e option to a#;uire portions o* t)e

 propert $ $e#oin" e$ers o* MA9A. Petitioners #ontinued sta on t)e

 preises +as su$?e#t to t)e #ondition t)at t)e s)a!! #op! +it) t)e re;uireents

o* t)e CMP. ()us, +)en t)e *ai!ed to *u!*i!! t)eir o$!i"ations, MA9A )ad t)e ri")t

to deand *or t)e to va#ate t)e propert as t)eir ri")t o* possession )ad a!read

e=pired or )ad $een terinated. ()e oent MA9A re;uired petitioners to !eave, petitioners $e#ae de*or#iants i!!e"a!! o##upin" t)e !and.%(- e!! sett!ed is t)e

ru!e t)at a person +)o o##upies t)e !and o* anot)er at t)e !atters to!eran#e or 

 perission, +it)out an #ontra#t $et+een t)e, is ne#essari! $ound $ an ip!ied

 proise t)at )e +i!! va#ate upon deand, *ai!in" +)i#), a suar a#tion *or 

e?e#tent is t)e proper reed a"ainst )i. %- ()us, t)e R(C and t)e CA #orre#t!

ru!ed in *avor o* MA9A.

As to petitioners ar"uent t)at MA9As tit!e is void *or )avin" $een se#ured

*raudu!ent!, +e *ind t)at su#) issue +as iproper! raised. In an un!a+*u! detainer #ase, t)e so!e issue *or reso!ution is p)si#a! or ateria! possession o* t)e propert

invo!ved, independent o* an #!ai o* o+ners)ip $ an o* t)e parties.%'- Sin#e t)e

on! issue invo!ved is t)e p)si#a! or ateria! possession o* t)e preises, t)at is

 possession de facto and not possession de !ure, t)e ;uestion o* o+ners)ip ust $e

t)res)ed out in a separate a#tion.

WHEREFORE, t)e instant petition *or revie+ on #ertiorari is

)ere$ DENIED *or !a# o* erit. ()e e#ision dated O#to$er %/, &''0 andReso!ution dated Ma &%, &''1 o* t)e Court o* Appea!s in CA-4.R. SP No. /5'6'

are )ere$ AFFIRMED.

it) #osts a"ainst petitioners.

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn25http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn22http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn23http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn24http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/182953.htm#_ftn25

8/19/2019 RULE 70.docx

10/124

  SO ORDERED.FIRST DIVISION 

[G.R. No. 156439 : September 29, 2010] 

!"#"NI$ %. $!$R$, "T $!., %"TITION"R, VS. T"R"SIT$ FR$NISO, "T $!. R"S%OND"NTS.

D " I S I O N 

%"R"&, J .:

The delineation of the jurisdiction of the regular courts and the Housing and Land Use Regulatory Board(HLURB) over cases between a subdivision owner and buyer is primarily at issue in this petition for reviewon certiorari filed pursuant to Rule !" of the #$$% Rules of Civil Procedure, assailing the #& 'pril &&ecision rendered by the *pecial *eventh ivision of the +ourt of 'ppeals (+') in +',-R- *. /o- $#%%#-0#1

The Facts

.etitioner +lemencia +alara and her children2 petitioners +oncepcion2 3lenita2 4sidro2 +arlosa2 Bernardino2oris2 +ladiolosa and Lophcal2 all surnamed +alara2 own the Lophcal (+alara) *ubdivision in Brgy- 'nos2 Los

Ba56os-0&1

  .etitioner +lemencia +alara was named respondent in a lettercomplaint for violation of .--$"%071  instituted on &8 'pril #$8& by a group of buyers2 one ,audencio /avarro and respondent 9esus:rancisco among them2 before the then Human *ettlement Regulatory +ommission (H*R+)- 4ncorporatingsuch grievances as absence of a drainage system2 unfinished curb and gutter2 undeveloped roads andabandoned electrical facilities2 the complaint was doc;eted before said office as H*R+ +ase /o- R3empt from .-- $"% and that complaints for ejectment were about to be filedagainst said buyers-0"1 ?n &$ 9uly #$8&2 petitioners conse@uently filed against respondents *pouses 9esusand Teresita :rancisco the complaint for unlawful detainer doc;eted as +ivil +ase /o- $$7 before the then

8/19/2019 RULE 70.docx

11/124

thereof(r) by complainants2 judgment is hereby rendered ordering respondent (#) to cease and desist fromselling or offering to sell the remaining unsold lots in ?paco Lophcal *ubdivision until such time as she shallhave duly registered the subdivision project and secured the re@uisite license to sell pursuant to *ection ! E" of .-- $"%A (&) to develop the subdivision within four (!) months from receipt of this decision and tosubmit to this +ommission2 within ten (#) days from receipt hereof2 a timetable to underta;e saiddevelopment and2 thereafter2 a progress report every end of the month or as often as this +ommission mayre@uire-

'n administrative fine of ."2- is hereby imposed upon respondent for violation of *ection !2 " and &of .-- $"%-

:ailure to comply with this decision shall constrain this +ommission to forward the records of this case to theTas; :orce on *ubdivision2

8/19/2019 RULE 70.docx

12/124

!- *aid defendants to pay said plaintiffs the sum of .=2-2 for and as attorneys feeD

"- *aid defendants to pay plaintiffs the sum of .#2- representing litigation costs-

The counterclaims interposed by defendants against plaintiffs is hereby ordered dismissed for lac; of merit-

*? ?R3R3-0#81

3levated by respondents on appeal before Branch 7% of the Regional Trial +ourt (RT+) of +alamba2 Laguna2the foregoing decision was affirmed in toto in the &7

8/19/2019 RULE 70.docx

13/124

T)" )ONOR$*!" O+RT OF $%%"$!S "RR"D IN D"!$RING T)$T T)" )O+SING $ND !$ND +S"R"G+!$TOR *O$RD -)!+R* )$S "/!+SIV" ORIGIN$! +RISDITION TO D"T"R#IN")"T)"R T)"R" IS $ %"RF"T"D ONTR$T TO S"!! *"T""N %"TITION"R $!$R$ $ND

R"S%OND"NTS FR$NISO0&"1

T)" )ONOR$*!" O+RT OF $%%"$!S "RR"D IN NOT R"SO!VING T)" ISS+" ON )"T)"R

R"S%OND"NTS FR$NISO )$V" STI!! !"G$! %"RSON$!IT TO %+RS+" T)" %"TITION FORR"VI" IN S%IT" OF T)" S"V"R$! !$%S"S T)" )$D O##ITT"D *"FOR" T)" #+NII%$!TRI$! O+RT $ND T)" R"GION$! TRI$! O+RT

II.

T)" )ONOR$*!" O+RT OF $%%"$!S "RR"D IN D"!$RING T)$T T)" #+NII%$! TRI$! O+RT)$S NO +RISDITION OV"R T)" S+*"T O#%!$INT FOR ""T#"NT+N!$F+! D"T$IN"R

FI!"D * %"TITION"R !"#"NI$ $!$R$ $G$INST R"S%OND"NTS T"R"SIT$ $ND "S+SFR$NISO

III.

T)" )ONOR$*!" O+RT OF $%%"$!S "RR"D IN ST$TING T)$T R"S%OND"NTS FR$NISO )$D*O+G)T T)" S+*"T !OT FRO# %"TITION"R $!$R$

IV.

Te ort( R'78

Ge find the petition bereft of merit-

's a preliminary consideration2 petitioners argue that respondents should not have been allowed to pursuetheir appeals in view of their numerous procedural lapses before the

8/19/2019 RULE 70.docx

14/124

/either is there merit in petitioners# position that respondents failure to file the re@uired supersedeas bondhad already rendered the ecutory- 'lthough a decision in anejectment case favorable to the plaintiff is immediately e>ecutory07#1  unless a supersedeas bond is filed bythe defendant07&1 the latters failure to file said bond does not prejudice the appeal otherwise perfected in thepremises- This is evident from *ection #$2 Rule % of the 199" Rules of Civil Procedure which2 in part2provides as followsD

*ec- #$- I%%ediate e$ecution of &ud'%ent, (o) to stay t(e sa%e2 4f judgment is rendered against thedefendant2 e>ecution shall issue immediately upon motion2 unless an appeal has been perfected and thedefendant to stay the e>ecution files a sufficient supersedeas bond approved by the ecuted in favor of the plaintiff to pay the rents2 damages and costs accruing down to the time of the judgment appealed from2 and unless2 during the pendency of the appeal2 he deposits with the appellatecourt the amount of rent due from time to time under the contract2 if any2 as determined by the judgment of the > > >

' similar dearth of merit may be said of petitioners contention that the +' erred in discounting the peditious means of protectingactual possession or the right to possession of the property involved2 07!1 ejectment cases concededly fallwithin the original and e>clusive jurisdiction of first level courts07"1 by e>press provision of *ection 77of Batas Pa%+ansa Bl'. 129, in relation to *ection #2 Rule % of the 199" Rules of CivilProcedure07=1+onsidering that the same is determined by the allegations pleaded in the complaint and thecharacter of the relief sought207%1 the rule is e@ually settled that jurisdiction in ejectment cases cannot bemade to depend upon the defences set up in the answer or pleadings filed by the defendant- 0781

However2 our perusal of the record shows that the +' correctly ruled that the cause of action embodied inthe original and amended complaint petitioners filed a 0uo was not a simple cause of action for unlawfuldetainer against respondents- +laiming that respondents offered to buy Lot &7 of the Lophcal *ubdivisionsometime in #$%= for the selling price of .8- per s@uare meters2 petitioners alleged2 among othermatters that2 they accepted advance payments in the total sum of .82$7- from the former2 on thecondition that the transaction would only push through upon the parties e>ecution of a written contract tosellA that aside from not ma;ing any further payments on the property2 respondents have unjustifiablyrefused to heed their repeated demands for the e>ecution of said contract to sellA that in view of their nonperformance of the foregoing prestations2 respondents were guilty of bad faith in constructing a house ofstrong materials on the Lot &7A and2 that respondents stubborn refusal to heed the &

8/19/2019 RULE 70.docx

15/124

.etitioners complaint is for unlawful detainer- Ghile generally spea;ing such action falls within the originaland e>clusive jurisdiction of the piration of thelease- *ince the determinative @uestion is e>clusively cogniCable by the HLURB2 the @uestion of the right ofpetitioner must be determined by the agency-

.etitioners cause of action against private respondent should instead be filed as a counterclaim in HLURB+ase /o- R3clusive original jurisdiction of the said Board2 and Ge find that the motionto dismiss was properly granted on the ground that the regular court has no jurisdiction to ta;e cogniCanceof the complaint-

4n the case at bench2 respondents similarly claimed in their answer that they stopped payments on Lot &7 inview of petitioners failure to develop Lophcal (+alara) *ubdivision- .rior to the commencement of the casefor unlawful detainer before the ecuted by respondent in favor ofcomplainants herein-

8/19/2019 RULE 70.docx

16/124

The foregoing circumstances clearly show that the land involved is a subdivision project the operation ofwhich is subject to supervision and regulation by this +ommission-0!&1

,iven the foregoing factual and procedural antecedents and the absence of showing that petitioner+lemencia +alara perfected an appeal from the foregoing decision2 Ge find that the +' correctly ruled thatthe case petitioners filed before the

8/19/2019 RULE 70.docx

17/124

*a pag;a;ataong ito ay muli ;ong ipinaaalala sa iyo na simulat mula pa ay alam mo na babayaran mo anghinahangad mong bilihing lote sa paraan' +u)anan' (ulu'an 4e0ual %ont(ly install%ent sa (ala'an'P1.66 sa (o+ n' ani% na pun' 46 +u)an pa'*atapos na %a+ayaran an' *au*uian' la+in li%an' 4157 por ciento n' *a+uoan' (ala'a n' lote +ilan' unan' +ayad o do)npay%ent.

ahil sa hindi mo pagtupad ng iyong tung;ulin sa amin ay i;inalulung;ot ;ong ipaalam sa inyo na alisin moang iyong bahay sa lupang tinitiri;an nito sa loob ng tatlumpung (7) araw pasimula sa pag;atanggap mo

ng liham na ito2 at gayon din ay umalis ;ayo at iwanan ang sinasabing lot ang walang pasubali-0=&1

+ontracts shall be obligatory2 in whatever form they may have been entered into2 provided all the essentialre@uisites for their validity are present- 0=71  ,iven the proven justification for respondents stoppage offurther payments on Lot &72 Ge find that respondents alleged refusal to e>ecute said contract only givesrise to a cause of action for specific performance pursuant to 'rticles #7"%0=!1and #7"%0="1 of the Civil Code of t(e P(ilippines- 4nsofar as it concerns the sale of subdivision lots2 jurisdiction over such a case is vestedwith the HLURB under *ection 8 (##) of 3-?- =!8- 4n the second Francel Realty Corporation vs.Sycip0==1 case which dealt with the complaint for reconveyance and damages subse@uently filed by thesubdivision developer2 this +ourt ruled that the HLURB is not deprived of jurisdiction to hear and decide acase merely on the basis that it has been initiated by the developer and not by the buyer-

:inally2 it bears emphasiCing that more than 77 years have already elapsed from the time that petitionersand respondents agreed on the sale of Lot &7 of the Lophcal (+alara) *ubdivision sometime in #$%=- 4n theintervening period2 the parties have not only filed their respective complaints before the HLURB and the piration or termination of the right to hold possession under any contract2 e>press or implied-0=%1  's thesole regulatory body for housing and land development20=81 the HLURB has jurisdiction over petitioners causeagainst respondents and is clearly the best forum for the determination of all the issues relevant thereto-

GH3R3:?R32 premises considered2 the petition is 3/43 for lac; of merit-

SO ORD"R"D.

Republic of the Philippines

Supreme Court

Manila

 

THIRD DIVISION

 

8/19/2019 RULE 70.docx

18/124

PIO MODESTO and CIRI!

RIVER!"MODESTO#

Petitioners,

 

-  versus -

 

C!ROS $R%IN!#

substituted b& the heirs of O'MPI! MI($E VD!) DE

$R%IN! *Sur+i+in,

Spouse- and children#

namel&. ESCO!STIC! M)

$R%IN!# ET !)#

Respondents.

()R) No) /01021

 

Present:

 

∗NACHURA, J.,

∗∗BRION, Acting Chairperson,

VILLARAMA, JR.,

∗∗∗MENO!A, "nd

#ERENO, JJ.

 

Pro$u%&"ted:

O'to(er )*, +)

3""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""""3 

R E S O $ T I O N 

%RION# J..

 

e reso%ve te $otion /or re'onsider"tion 0%ed (1 petitioners

Pio Modesto "nd Ciri%" River" Modesto 2Modestos or petitioners3

d"ted M"r' ), +),4)5 see6in& to reverse our J"nu"r1 )), +)

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn1http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn2http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn3http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn4http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn1http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn2http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn3http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn4

8/19/2019 RULE 70.docx

19/124

Reso%ution, 7i' denied teir petition /or revie7 on certiorari /or

%"'6 o/ $erit.4+5

 

4!CT$! !NTECEDENTS

 

Civil Case No. 53483

 

 8is '"se ste$s /ro$ " 'o$p%"int /or re'over1 o/ possession

0%ed (1 respondent C"r%os Ur(in" 2Urbina3 "&"inst te petitioners

7it te Re&ion"% 8ri"% Court o/ P"si& 2RTC3, do'6eted "s Civi% C"se

No. 9;*.

 

In is 'o$p%"int, Ur(in" "%%e&ed t"t e is te o7ner o/ "

p"r'e% o/ %"nd situ"ted "t Lo7er Bi'ut"n, 8"&ui&, desi&n"ted "s Lot

9

8/19/2019 RULE 70.docx

20/124

&overn$ent propert1, (ein& " p"rt o/ te @ort Boni/"'io Mi%it"r1

Reserv"tion.

 

A/ter te reso%ution o/ v"rious pro'edur"% issues, 45 te R8C o/ P"si& Cit1 rendered " de'ision in /"vor o/ Ur(in" on Apri% +;, +,

orderin& te petitioners to i$$edi"te%1 v"'"te "nd surrender te

%ot to Ur(in" "nd to p"1 i$ P+. $ont%1 "s 'o$pens"tion

/or te use o/ te propert1 /ro$ Ju%1 ++, )?* unti% te1 0n"%%1

v"'"te.4;5

 

 8e R8C noted t"t te petitioners re'o&ni>ed Ur(in"spossessor1 ri&ts over te propert1 7en te1 entered into "

ne&oti"ted 'ontr"'t o/ s"%e 7it i$ /or te propert1. 8us, te

Modestos 7ere estopped /ro$ su(seuent%1 "ss"i%in& or

dis'%"i$in& Ur(in"s possessor1 ri&ts over tis %ot.

 

 8e petitioners "ppe"%ed tis de'ision 7it te Court o/ 

Appe"%s 2CA3.

 

LMB Confict No. 110

 

Ur(in"s '%"i$ o/ o7nersip over Lot 9< is ("sed pri$"ri%1 on is

Mis'e%%"neous #"%es App%i'"tion No. 2III-)3 ;

8/19/2019 RULE 70.docx

21/124

o7ners o/ Lot 9

8/19/2019 RULE 70.docx

22/124

At te ti$e te CA de'ision 7"s issued, respondent C"r%os

Ur(in" "d "%re"d1 p"ssed "7"1 "nd "d (een su(stituted (1 is

survivin& eirs, is spouse, O%1$pi" Mi&ue% Vd". de Ur(in", "nd

is 'i%dren, Es'o%"sti'", Ce'i%i", E/ren, M"no%ito, "nd Puri0'"'ion,

"%% surn"$ed Ur(in" 2respondents3.

 

THE PETITION

 

 8e petitioners su(seuent%1 0%ed " petition /or revie7

on certiorari 7it tis Court, "ssertin& t"t te CA 'o$$itted

reversi(%e error in 0ndin& t"t Ur(in" "d possessor1 ri&ts overte propert1. The Modestos mainl& ar,ued that at the time

$rbina :led his MS! and ac

8/19/2019 RULE 70.docx

23/124

))?, te %o7er 'ourts sou%d "ve &iven due 'onsider"tion to te

pri$"r1 "nd eG'%usive Furisdi'tion o/ te ire'tor o/ L"nds 2o/ te

Bure"u o/ L"nds, no7 ire'tor o/ te L"nd M"n"&e$ent Bure"u3

over tese p"r'e%s o/ pu(%i' %"nds.

 

L"st%1, te Modestos uestioned Ur(in"s u"%i0'"tions to possess

te propert1, '%"i$in& t"t Ur(in" 7"s not in "'tu"%, "dverse,

pu(%i' "nd 'ontinuous possession o/ te propert1. A''ordin& to te

Modestos, /ro$ te ti$e t"t Ur(in" 0%ed is Mis'e%%"neous #"%es

App%i'"tion in )?

8/19/2019 RULE 70.docx

24/124

"nd on%1 (e'"$e "%ien"(%e "nd dispos"(%e "/ter O'to(er )

8/19/2019 RULE 70.docx

25/124

suit 7ere te '"use o/ dispossession is not "$on& te &rounds

/or /or'i(%e entr1 "nd un%"7/u% det"iner, or 7en possession "s

(een %ost /or $ore t"n one 1e"r "nd '"n no %on&er (e

$"int"ined under Ru%e = o/ te Ru%es o/ Court. 8e o(Fe'tive o/ "

p%"inti in accion publiciana is to re'over possession on%1, noto7nersip.4)5

 

In asin" us to deterine +)i#) o* t)e parties )as a $etter ri")t to possess

t)e propert, +e are ased to reso!ve a *a#tua! issue, invo!vin" as it does t)e

+ei")in" and eva!uation o* t)e eviden#e presented $ t)e parties in t)e #ourts

 $e!o+. 4enera!!, su#) an e=er#ise is not appropriate in a petition *or revie+

on certiorari under Ru!e 86 o* t)e Ru!es o* Court, +)i#) sees to reso!ve on!;uestions o* !a+. Moreover, t)e *a#tua! *indin"s o* t)e CA, +)en supported $

su$stantia! eviden#e, are #on#!usive and $indin" on t)e parties and are not

revie+a$!e $ t)is Court, un!ess t)e #ase *a!!s under an o* t)e *o!!o+in"

re#o"ni

8/19/2019 RULE 70.docx

26/124

213 )en t)e *indin"s o* *a#t are #on#!usions +it)out #itation o* spe#i*i#

eviden#e on +)i#) t)e are $ased@

2/3 )en t)e *a#ts set *ort) in t)e petition as +e!! as in t)e petitionersH ain

and rep! $rie*s are not disputed $ t)e respondents@ and

2%'3 )en t)e *indin"s o* *a#t o* t)e Court o* Appea!s are preised on t)e

supposed a$sen#e o* eviden#e and #ontradi#ted $ t)e eviden#e on

re#ord.%%D

 

#in'e te CA "Dr$ed te /"'tu"% 0ndin&s o/ te R8C, 7e

7ou%d nor$"%%1 (e pre'%uded /ro$ re-eG"$inin& te /"'tu"%'ir'u$st"n'es o/ tis '"se. Ho7ever, it "ppe"rs t"t te R8C "nd

te CA, in 'on'%udin& t"t Ur(in" "s te ri&t to %"7/u%%1 eFe't

te Modestos /ro$ te %ot in uestion, "ve &re"t%1

$is"ppreended te /"'ts o/ tis '"se.

 

In 0ndin& /or Ur(in", (ot te R8C "nd te CA $"in%1 re%ied

on te prin'ip%e o/ estoppe%, "nd /o'used on te Modestos

"d$ission t"t te1 entered into " ne&oti"ted 'ontr"'t o/ s"%e

7it Ur(in". In te pro'ess, te1 inFudi'ious%1 i&nored te oter

$"teri"% issues t"t te Modestos r"ised re&"rdin& te v"%idit1 o/ 

Ur(in"s possession o/ te propert1, spe'i0'"%%1 te Modestos

"%%e&"tion t"t "t te ti$e Ur(in" (e&"n st"6in& is '%"i$ over

te propert1, it 7"s sti%% &overn$ent %"nd.

 

()is error on t)e part o* t)e !o+er #ourts is ade ore evident +)en +e tae

into a##ount an intervenin" event +)i#) si"ni*i#ant! a**e#ts t)e reso!ution o* t)is

#ase t)e issuan#e $ t)e LMB o* its order dated e$ruar %/, &'%', +)i#)

e=press! stated t)at >r$ina did not a#;uire an possessor ri")ts over t)e !ot. or 

t)ese reasons, +e *ind t)e revie+ o* t)e eviden#e on re#ord proper.

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn14http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn14

8/19/2019 RULE 70.docx

27/124

 

 Jurisdiction o the Court 

 

 8e "utorit1 o/ te 'ourts to reso%ve "nd sett%e uestions

re%"tin& to te possession o/ propert1 "s %on& (een sett%ed.4)+5 8is "utorit1 'ontinues, even 7en te %"nd in uestion is

pu(%i' %"nd. As 7e eGp%"ined in Solis %. &nter'ediate Appellate

Court :4)5

e )o!d t)at 423 423 ?99 ?"6=4: and

94:

8/19/2019 RULE 70.docx

28/124

Conseuent%1, 7i%e 7e %e"ve it to te LMB to deter$ine te

issue o/ 7o "$on& te p"rties sou%d (e "7"rded te tit%e to te

su(Fe't propert1, tere is no uestion t"t 7e "ve suD'ient

"utorit1 to reso%ve 7i' o/ te p"rties is entit%ed to ri&t/u%

possession.

 

n the issue o !ossessor" ri#hts

 

Pre/"tori%1, 7e o(serve t"t te su(Fe't propert1 "s not 1et

(een tit%ed, nor "s it (een te su(Fe't o/ " v"%id%1 issued p"tent

(1 te LMB. 8ere/ore, te %"nd re$"ins p"rt o/ te pu(%i'do$"in, "nd neiter Ur(in" nor te Modestos '"n %e&"%%1 '%"i$

o7nersip over it. 8is does not $e"n, o7ever, t"t neiter o/ 

te p"rties "ve te ri&t to possess te propert1.

Ur(in" "%%e&ed t"t e is te ri&t/u% possessor o/ te

propert1 sin'e e "s " pendin& Mis'e%%"neous #"%es App%i'"tion,

"s 7e%% "s t"G de'%"r"tions over te propert1. He "%so re%ied, to

support is '%"i$ o/ " (etter ri&t to possess te propert1, on te

"d$ission on te p"rt o/ te Modestos t"t te1 ne&oti"ted 7iti$ /or te s"%e o/ te %ot in uestion.

 

On te oter "nd, te Modestos "n'ored teir ri&t to

possess te s"$e on teir actual possession o/ te propert1.

 8e1 "%so uestioned te %e&"%it1 o/ Ur(in"s Mis'e%%"neous #"%es

App%i'"tion, "nd is t"G de'%"r"tions over te propert1, "r&uin&

t"t sin'e tese 7ere o(t"ined 7en te %"nd 7"s sti%% not

"%ien"(%e "nd dispos"(%e, te1 'ou%d not (e te sour'e o/ "n1

%e&"% ri&ts.

 

8/19/2019 RULE 70.docx

29/124

A/ter revie7in& te re'ords o/ tis '"se, 7e 0nd te re"sonin& o/ 

te Modestos to (e $ore in "''ord 7it "pp%i'"(%e %"7s "nd

 Furispruden'e.

 $he %e&ruar" 1'( )010 LMB

rder 

 

@"'tu"% 0ndin&s o/ "d$inistr"tive "&en'ies "re &ener"%%1

respe'ted "nd even "''orded 0n"%it1 (e'"use o/ te spe'i"%

6no7%ed&e "nd eGpertise &"ined (1 tese "&en'ies /ro$ "nd%in&

$"tters /"%%in& under teir spe'i"%i>ed Furisdi'tion.4);5

 iven t"tte LMB is te "d$inistr"tive "&en'1 t"s6ed 7it "ssistin& te

#e'ret"r1 o/ te ep"rt$ent o/ Environ$ent "nd N"tur"%

Resour'es 2()*R3 in te $"n"&e$ent "nd disposition o/ "%ien"(%e

"nd dispos"(%e %"nds o/ te pu(%i' do$"in,4)95 7e de/er to its

spe'i"%i>ed 6no7%ed&e on tese $"tters. In tis re&"rd, 7e uote

7it "pprov"% te o(serv"tions $"de (1 te ire'tor o/ te LMB in

te @e(ru"r1 )?, +) LMB Order:

 

Mov"nts 4te Modestos5 "ve "n'ored teir Motion

/or Re'onsider"tion on tree 23 "ssi&ned errors, to 7it:

 

I.   8HI# O@@ICE ERRE IN I8# @ININ# 8HA8 8HE

AREA I# NO8 COVERE B PROCLAMA8ION NO. )=+,

A# IMPLEMEN8E B MEMORANUM ORER NO.

))?

 

II.   8HI# O@@ICE ERRE IN I8# @ININ# 8HA8 CARLO#

 8. URBINA A# IN AC8UAL, AVER#E, PUBLIC AN

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn18http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/189859.htm#_ftn18

8/19/2019 RULE 70.docx

30/124

CON8INUOU# PO##E##ION O@ 8HE PROPER8 IN

UE#8ION

 

III.   8HI# O@@ICE ERRE IN NO8 HOLIN 8HA8 A NE#URVE O@ 8HE AREA IN UE#8ION #HOUL BE

ONE AN CONUC8E 8O E8ERMINE 8HE 8RUE

BOUNARIE# O@ 8HE PROPER8 IN UE#8ION VI#--

VI# 8HE CLAIM# O@ EACH PAR8.

 

In order to '%"ri/1 te issues r"ised in te Motion /or

Re'onsider"tion, tis OD'e ordered t"t "noter o'u%"rinspe'tion "nd investi&"tion on te su(Fe't pre$ises (e

'ondu'ted (1 #pe'i"% Investi&"tor "ni%o Li$. A/ter s"id

investi&"tion, #pe'i"% Investi&"tor, "ni%o Li$, su($itted

is Report to te Re&ion"% 8e'ni'"% ire'tor, L"nds

M"n"&e$ent #ervi'es, tru te Cie/, L"nd M"n"&e$ent

ivision, ENR-NCR.

 

In is Report, #pe'i"% Investi&"tor, "ni%o Li$ $"de

te /o%%o7in& 0ndin&s:

 

The Miscellaneous Sales !pplication

:led b& Carlos $rbina is not appropriate

because ot 62@ had ceased to be public

land as it had become part of the 4ort

%onifacio Militar& Reser+ation# and hence#no one can claim possessor& ri,hts o+er

the said propert& since it is 9ithin said

Militar& Reser+ation. 8e su(Fe't "re" 7i'

is %o'"ted in Lo7er Bi'ut"n, 8"&ui&, on%1

(e'"$e "%ien"(%e "nd dispos"(%e upon te

8/19/2019 RULE 70.docx

31/124

issu"n'e o/ Presidenti"% Pro'%"$"tion No. )=+

"nd its i$p%e$entin& &uide%ines Me$or"ndu$

Order No. ))? on O'to(er )

8/19/2019 RULE 70.docx

32/124

)on Auino. In Pro'%"$"tion No. )=+, Lo7er

Bi'ut"n is des'ri(ed "s Lot situ"ted in te Muni'ip"%it1

o/ 8"&ui&, M.M., "nd 'ont"inin& "n "re" o/ One Mi%%ion

Ei&t1 @our 8ous"nd 8ree Hundred E%even 2),*;,))3

s$ $ore or %ess or )*.; e't"res.

 

In vie7 o/ "%% te "(ove re'it"%s, it "ppe"rs t"t the

parcel of land sub=ect of this case *ot 62@- 7i' is

%o'"ted in B"r"n&"1 Lo7er Bi'ut"n, Cit1 o/ 8"&ui& is

co+ered b& Proclamation No) /A7 issued (1 PresidentCor">on C. Auino, "nd en'e, te s"$e onl& became

alienable and disposable to

8/19/2019 RULE 70.docx

33/124

u"%i0ed to "pp%1 /or "nd "'uire " %ot under Pro'%"$"tion

No. )=+, "$on& oters, to 7it:

 

2)3 He#e must be a &ona *de resident o/ tepro'%"i$ed "re"s. 8o (e 'onsidered " bona

+de resident, te "pp%i'"nt $ust "ve te /o%%o7in&

u"%i0'"tions:

 

"3 A @i%ipino 'iti>en o/ %e&"% "&e "ndor " e"d o/ te

/"$i%1

(3 Must ha+e constructed a house in te "re"

pro'%"i$ed /or disposition on or (e/ore J"nu"r1

8/19/2019 RULE 70.docx

34/124

occupants of the area 9ith a residential house and

chapel made of li,ht materials "nd Pio Modesto "nd

is /"$i%1 "re "'tu"%%1 residin& in te s"id residenti"%

ouse. On te oter "nd, it 7"s est"(%ised t"t Carlos

$rbina has been a resident of Pasa& Road or B171Pio Del Pilar# Maati Cit&) App%1in& te u"%i0'"tions

provided /or in Me$or"ndu$ Order No. ))?, 7e 0nd t"t

#pouses Modesto "re to (e u"%i0ed to "pp%1 /or te

su(Fe't %ot "s te1 "ve (een in o''up"tion tereo/ "nd

"ve 'onstru'ted teir residenti"% ouse tereon. Hen'e,

te1 s"tis/1 te reuire$ents in order to (e 'onsidered "

Bon"0de Resident "s de0ned in te &uide%ines. As per our

re'ords, Spouses Pio and Cirila Modesto ha+e also

:led an unnumbered I)()P)S)!) !pplication for the

sub=ect lot on 5anuar& 7A# 7881) Carlos $rbina#

ho9e+er# ne+er constructed an& house on the

sub=ect lot and neither did he actuall& reside

therein) %esides# he alread& o9ns a residential lot

in Maati Cit& 9here he had been residin, all this

time) Hen'e, e '"nnot (e 'onsidered " (on"0de

resident o/ te su(Fe't %ot. He %i6e7ise /"i%ed to 0%e is

I..P.#.A "pp%i'"tion /or te %ot. Inste"d, 7"t e "d 0%edon J"nu"r1 +, )?

8/19/2019 RULE 70.docx

35/124

 

First , te %ot in uestion, situ"ted in B"r"n&"1 Lo7er Bi'ut"n,

7"s p"rt o/ te @ort Boni/"'io Mi%it"r1 Reserv"tion, "nd on%1

(e'"$e "%ien"(%e "nd dispos"(%e "/ter O'to(er )

8/19/2019 RULE 70.docx

36/124

8/19/2019 RULE 70.docx

37/124

 8e dierent %"nd investi&"tors4+)5 sent (1 te LMB to surve1

te su(Fe't propert1 "ve 'onsistent%1 e%d t"t te Modestos "re

te "'tu"% o''up"nts o/ te %ot in uestion. 8is "'tu"% o''up"tion

is not denied (1 Ur(in". As " $"tter o/ /"'t, 7e 6no7 /ro$

Ur(in"s 0n"% de$"nd %etter t"t te Modestos "ve (een in open"nd 'ontinuous possession o/ te propert1 sin'e Ju%1 ++, )?*.4++5 e "%so 'onsider est"(%ised t"t te Modestos (ui%t " ouse

on te su(Fe't propert1, " /"'t t"t Ur(in" "Dr$ed in is

testi$on1 (e/ore te R8C.4+5 @ro$ tese 'ir'u$st"n'es, 7e

'onsider "s sett%ed te /"'t t"t the Modestos 9ere the actual

possessors of the propert& 9hen it 9as declared alienable

and disposable on October /@# /10A# and continued to

possess the propert& until the present time) 

@urter$ore, te Modestos "ve " v"%id Insu%"r overn$ent

P"tent #"%es App%i'"tion over te propert1 pendin& 7it te LMB,

7i' te1 0%ed on J"nu"r1 +=, +?.4+;5In 'ontr"st, Ur(in" "s "

Mis'e%%"neous #"%es App%i'"tion 0%ed in )?

8/19/2019 RULE 70.docx

38/124

In "n1 '"se, even i/ 7e 'onsider tis 'erti0'"tion "s suD'ient

proo/ t"t Ur(in" de'%"red te su(Fe't propert1 /or t"G de'%"r"tion

purposes, it $ust (e stressed t"t te mere declaration of land

for ta3ation purposes does not constitute

possession thereof nor is it proof of o9nership in theabsence of the claimants actual possession.4+

8/19/2019 RULE 70.docx

39/124

re%ied on it.4+*5 It (e"rs notin&, o7ever, t"t no estoppel arises

9here the representation or conduct of the part& sou,ht

to be estopped is due to i,norance founded upon an

innocent mistae.4+?5

 

Here, te Modestos do not den1 t"t te1 ne&oti"ted 7it

Ur(in" /or te s"%e o/ te su(Fe't propert1. Ho7ever, (e'"use te1

entered te ne&oti"ted s"%es 'ontr"'t 7it Ur(in" on te $ist"6en

(e%ie/, ("sed on Ur(in"s erroneous "ssertion, t"t e 7"s te

%"7/u% o7ner-possessor o/ te propert1 in uestion, 7e do not

'onsider te$ (ound (1 tis "'tion. Conseuent%1, te prin'ip%e o/ 

estoppe% 0nds no "pp%i'"tion in tis '"se. 

?HERE4ORE, pre$ises 'onsidered, 7e (R!NT te $otion

"nd REINST!TE te petition. Conseuent%1,

7e REVERSE "nd SET !SIDE te e'ision d"ted J"nu"r1 +

8/19/2019 RULE 70.docx

40/124

 

DR) DIOSCORO C!R%ONI!#

Petitioner,

 

- versus -

 

M!RCEO !%IER! and

M!RICRIS !%IER! P!REDES#

S$%STIT$TED %' HER HEIRS#

Respondents.

 

()R) No) /AA@6A

 

Present:

 

CARPIO, J.,

Chairperson,

NACHURA,

PERAL8A,

ABA, "nd

MENO!A, JJ.

 

Pro$u%&"ted:

 

 Ju%1 +

8/19/2019 RULE 70.docx

41/124

 

Ass"i%ed in tis petition /or revie7 "re te e'ision4)5 o/ te

Court o/ Appe"%s 2CA3 d"ted #epte$(er )*, +< "nd

te Reso%ution d"ted Apri% )=, +=, 7i' dis$issed petitioners'o$p%"int /or eFe't$ent "&"inst respondents.

 

http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn1http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn1

8/19/2019 RULE 70.docx

42/124

8/19/2019 RULE 70.docx

43/124

In teir de/ense, respondents vee$ent%1 denied petitioners

"%%e&"tion t"t te1 possessed te (ui%din& (1 $ere to%er"n'e o/ 

te previous o7ners. Inste"d, te1 "sserted t"t te1 o''upied

te (ui%din& "s o7ners, "vin& inerited te s"$e /ro$ A%/redo

A(ier" "nd 8eodori'" C"pistr"no, respondent M"r'e%os p"rents"nd respondent M"ri'ris &r"ndp"rents. 8e1 $"int"ined t"t te1

"ve (een in possession o/ te (ui%din& sin'e )?

8/19/2019 RULE 70.docx

44/124

possessor in &ood /"it to ret"in te propert1 unti% e is

rei$(ursed /or ne'ess"r1 eGpenses. 8us, in its de'ision d"ted

M"r' )9, +;, te M8CC pronoun'ed:

 HERE@ORE, /ore&oin& pre$ises 'onsidered "nd te

'o%%"ted eviden'es "t "nd 4"ve5 preponder"nt%1

est"(%ised, JUMEN8 is ere(1 rendered in /"vor o/ te

de/end"nts ECLARIN te de/end"nts to "ve te (etter

ri&ts o/ 2$"teri"%3 possession to te "ss"i%ed (ui%din&

"nd dee$ed "s possessors in &ood /"it "nd "re %e&"%%1

entit%ed to its possession "nd o''up"n'1.

 

 8e p%"inti Fudi'i"%%1 "Dr$ed "s te %"nd o7ner is

enFoined to respe't te ri&ts o/ te de/end"nts pursu"nt

to te provisions o/ Art. 9;

8/19/2019 RULE 70.docx

45/124

'onstru'ted (e/ore or "/ter petitioner "'uired o7nersip o/ te

%"ndpetitioner, "s o7ner o/ te %"nd, 7ou%d "ve ever1 ri&t to

evi't respondents /ro$ te %"nd. As teori>ed (1 te R8C, i/ te

(ui%din& 7"s ere'ted (e/ore petitioner or is prede'essors

"'uired o7nersip o/ te %"nd, ten Arti'%e ;;94*5 o/ te Civi%Code 7ou%d "pp%1. 8us, petitioner, "s o7ner o/ te %"nd, 7ou%d (e

dee$ed te o7ner o/ te (ui%din& st"ndin& tereon, 'onsiderin&

t"t, 7en o7nersip o/ te %"nd 7"s tr"ns/erred to i$, tere

7"s no reserv"tion (1 te ori&in"% o7ner t"t te (ui%din& 7"s not

in'%uded in te tr"ns/er. On te oter "nd, i/ te (ui%din& 7"s

'onstru'ted "/ter petitioner (e'"$e te o7ner o/ te %"nd, it is

7it $ore re"son t"t petitioner "s te ri&t to evi't

respondents /ro$ te %"nd. 8e dispositive portion o/ te R8C

de'ision re"ds:

HERE@ORE, pre$ises 'onsidered, Fud&$ent is ere(1

rendered

 

).  Reversin& te de'ision o/ te 'ourt " uo

 

+.  Orderin& de/end"nts to i$$edi"te%1 v"'"te

te residenti"% ouse(ui%din& su(Fe't o/ tis

%iti&"tion

 

.  Orderin& de/end"nts to p"1 "ttorne1s /ee in

te "$ount o/ P,. "nd

 

;.   8o p"1 te 'ost o/ te suit.

 

#O ORERE.4?5

http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn8http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn9http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn8http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn9

8/19/2019 RULE 70.docx

46/124

Respondents ten 0%ed " petition /or revie7 7it te CA. @indin&

no eviden'e to prove t"t respondents possession o/ te (ui%din&

7"s (1 $ere to%er"n'e, te CA reversed te R8C de'ision "nd

ordered te dis$iss"% o/ petitioners 'o$p%"int. Be'"use o/ tis,

te CA, /o%%o7in& tis Courts ru%in& in Ten Forty Realty and(e%elop'ent Corporation %. Cru-,'"te&ori>ed te 'o$p%"int "s

one /or /or'i(%e entr1. It ten pro'eeded to de'%"re t"t te "'tion

"d pres'ri(ed sin'e te one-1e"r period /or 0%in& te /or'i(%e

entr1 '"se "d "%re"d1 %"psed. 8e dispositive portion o/ te CA

e'ision d"ted #epte$(er )*, +< re"ds:

HERE@ORE, pre$ises 'onsidered, te "ss"i%ed de'ision

pro$u%&"ted on Ju%1 )+, +; o/ Br"n' +9 o/ te

Re&ion"% 8ri"% Court 2R8C3, M""sin Cit1, #outern Le1te inCivi% C"se No. R-*+ is ere(1 de'%"red NULL "nd VOI

/or /"i%ure o/ te p%"inti 2erein respondent3 to prove t"t

te '"se "t ("r is /or un%"7/u% det"iner or /or'i(%e entr1.

A''ordin&%1, te inst"nt '"se is ere(1 I#MI##E.

 

G G G G

 

#O ORERE.4)5

 

Petitioner sou&t re'onsider"tion o/ te e'ision, (ut te CA

denied petitioners $otion /or %"'6 o/ $erit. 4))5 Hen'e, petitioner

'"$e to tis Court trou& " petition /or revie7 on certiorari.

 

On #epte$(er , +=, respondents 'ounse% in/or$ed tis

Court t"t respondent, M"ri'ris A(ier" P"redes, died on June +9,

+< o/ "sp1Gi" due to "n&in&, "nd $oved t"t te %"tters eirs

(e "%%o7ed to su(stitute /or te de'e"sed.4)+5 In te

http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn11http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn11http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn12

8/19/2019 RULE 70.docx

47/124

Reso%ution4)5 d"ted Nove$(er );, +=, te Court &r"nted te

$otion.

 

Petitioner "r&ues t"t e "s suD'ient%1 est"(%ised iso7nersip o/ te su(Fe't properties 'onseuent%1, e "sserts te

ri&t to re'over possession tereo/.

 

 8e petition "s no $erit.

 

 8o set te re'ord str"i&t, 7i%e petitioner $"1 "ve provenis o7nersip o/ te %"nd, "s tere '"n (e no oter pie'e o/ 

eviden'e $ore 7ort1 o/ 'reden'e t"n " 8orrens'erti0'"te o/ 

tit%e, e /"i%ed to present "n1 eviden'e to su(st"nti"te is '%"i$ o/ 

o7nersip or ri&t to te possession o/ te (ui%din&. Li6e te CA,

7e '"nnot "''ept te eed o/ EGtr"Fudi'i"% #ett%e$ent o/ Est"te

2Residenti"% Bui%din&3 7it "iver "nd uit'%"i$ o/ O7nersip

eGe'uted (1 te "r'i"nos "s proo/ t"t petitioner "'uired

o7nersip o/ te (ui%din&. 8ere is no so7in& t"t te "r'i"nos

7ere te o7ners o/ te (ui%din& or t"t te1 "d "n1 propriet"r1

ri&t over it. R"n&ed "&"inst respondents proo/ o/ possession o/ 

te (ui%din& sin'e )?==, petitioners eviden'e p"%es in 'o$p"rison

"nd %e"ves us tot"%%1 un'onvin'ed.

 

itout " dou(t, te re&istered o7ner o/ re"% propert1 is

entit%ed to its possession. Ho7ever, te o7ner '"nnot si$p%1

7rest possession tereo/ /ro$ 7oever is in "'tu"% o''up"tion o/ te propert1. 8o re'over possession, e $ust resort to te proper

 Fudi'i"% re$ed1 "nd, on'e e 'ooses 7"t "'tion to 0%e, e is

reuired to s"tis/1 te 'onditions ne'ess"r1 /or su' "'tion to

prosper.

 

http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn13

8/19/2019 RULE 70.docx

48/124

In te present '"se, petitioner opted to 0%e "n eFe't$ent

'"se "&"inst respondents. EFe't$ent '"ses/or'i(%e entr1 "nd

un%"7/u% det"iner"re su$$"r1 pro'eedin&s desi&ned to provide

eGpeditious $e"ns to prote't "'tu"% possession or te ri&t to

possession o/ te propert1 invo%ved.4);5 8e on%1 uestion t"t te'ourts reso%ve in eFe't$ent pro'eedin&s is: 7o is entit%ed to te

p1si'"% possession o/ te pre$ises, t"t is, to te possession de

acto "nd not to te possession de ure. It does not even $"tter i/ 

" p"rt1s tit%e to te propert1 is uestion"(%e.4)95 @or tis re"son, "n

eFe't$ent '"se 7i%% not ne'ess"ri%1 (e de'ided in /"vor o/ one 7o

"s presented proo/ o/ o7nersip o/ te su(Fe't propert1. Ke1

 Furisdi'tion"% /"'ts 'onstitutive o/ te p"rti'u%"r eFe't$ent '"se

0%ed $ust (e "verred in te 'o$p%"int "nd suD'ient%1 proven.

 

 8e st"te$ents in te 'o$p%"int t"t respondents

possession o/ te (ui%din& 7"s (1 $ere to%er"n'e o/ petitioner

'%e"r%1 $"6e out " '"se /or un%"7/u% det"iner. Un%"7/u% det"iner

invo%ves te persons 7ito%din& /ro$ "noter o/ te possession

o/ te re"% propert1 to 7i' te %"tter is entit%ed, "/ter te

eGpir"tion or ter$in"tion o/ te /or$ers ri&t to o%d possession

under te 'ontr"'t, eiter eGpressed or i$p%ied.4)

8/19/2019 RULE 70.docx

49/124

Petitioner /"i%ed to prove t"t respondents possession 7"s

("sed on is "%%e&ed to%er"n'e. He did not oer "n1 eviden'e or

even on%1 "n "Dd"vit o/ te "r'i"nos "ttestin& t"t te1

to%er"ted respondents entr1 to "nd o''up"tion o/ te su(Fe't

properties. A ("re "%%e&"tion o/ to%er"n'e 7i%% not suD'e. P%"inti $ust, "t %e"st, so7 overt "'ts indi'"tive o/ is or is

prede'essors per$ission to o''up1 te su(Fe't propert1. 8us, 7e

$ust "&ree 7it te CA 7en it s"id:

 

A '"re/u% s'rutin1 o/ te re'ords reve"%ed t"t erein

respondent $iser"(%1 /"i%ed to prove is '%"i$ t"t

petitioners possession o/ te su(Fe't (ui%din& 7"s (1$ere to%er"n'e "s "%%e&ed in te

'o$p%"int. Tolerance $ust (e 4present5 ri&t /ro$ te

st"rt o/ possession sou&t to (e re'overed to (e 7itin

te purvie7 o/ un%"7/u% det"iner. Mere to%er"n'e "%7"1s

'"rries 7it itper$ission "nd not $ere%1 si%en'e or

in"'tion /or si%en'e or in"'tion is ne&%i&en'e, not

to%er"n'e.4)*5

 

In "ddition, p%"inti $ust "%so so7 t"t te supposed "'ts

o/ to%er"n'e "ve (een present ri&t /ro$ te ver1 st"rt o/ te

possession/ro$ entr1 to te propert1. Oter7ise, i/ te possession

7"s un%"7/u% /ro$ te st"rt, "n "'tion /or un%"7/u% det"iner 7ou%d

(e "n i$proper re$ed1.4)?5 Not"(%1, no $ention 7"s $"de in te

'o$p%"int o/ o7 entr1 (1 respondents 7"s ee'ted or o7 "nd

7en dispossession st"rted. Neiter 7"s tere "n1 eviden'e

so7in& su' det"i%s.

 

In "n1 event, petitioner "s so$e oter re'ourse. He $"1

pursue re'overin& possession o/ is propert1 (1 0%in& "n accion

 publiciana, 7i' is " p%en"r1 "'tion intended to re'over te

http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn18http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn19http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn18http://sc.judiciary.gov.ph/jurisprudence/2010/july2010/177637.htm#_ftn19

8/19/2019 RULE 70.docx

50/124

8/19/2019 RULE 70.docx

51/124

! C!MP!N! DEVEOPMENT

CORPOR!TION#

Petitioner,

 

/ %ersus

 

!RT$RO EDESM!# HON)

 5$D(E ESTRE! T)

ESTR!D!# in her capacit& as

PRESIDIN( 5$D(E# Re,ional

Trial Court# %ranch 06#

ueFon Cit and the HON)

CO$RT O4 !PPE!S,

Respondents.

()R) No) /2B/27

Present.

 

CARPIO, J., Chairperson,

NACHURA,

PERAL8A

ABA, "nd

MENO!A, JJ.

 

Promul,ated.

 

Au&ust +9, +)

G----------------------------------------------------------------------------------------G

 

D E C I S I O N

 

PERALTA,  J .:

8/19/2019 RULE 70.docx

52/124

 

 8is reso%ves te Petition /or Certiorari under Ru%e

8/19/2019 RULE 70.docx

53/124

&r"nted (1 te R8C. Me"n7i%e, priv"te respondent e%ev"ted te

'"se to te CA %ia " petition /or revie7 on certiorari 7it pr"1er

/or te issu"n'e o/ " te$por"r1 restr"inin& order or 7rit o/ 

pre%i$in"r1 inFun'tion. A te$por"r1 restr"inin& order 7"s issued

(1 te CA, ee'tive%1 st"1in& i$p%e$ent"tion o/ te 7rit o/ eGe'ution issued (1 te R8C. Eventu"%%1, te CA "%so issued " 7rit

o/ pre%i$in"r1 inFun'tion per Reso%ution d"ted @e(ru"r1 ),

++. In Fusti0'"tion o/ te issu"n'e o/ s"id 7rit, te CA st"ted in

s"id Reso%ution t"t:

 

B"sed on te eviden'e (e/ore Us, e "re 'onvin'ed t"tte eGe'ution o/ te "ss"i%ed de'ision o/ te R8C "t tis

st"&e 7i%% pro("(%1 '"use inFusti'e to te petitioner 4erein

priv"te respondent5.e '"nnot i&nore Our ru%in& in CA-R

CV No. ;*9< 7i' "d "%re"d1 "tt"ined 0n"%it1. 8e /"'ts

on "nd so7 t"t te BP is te present o7ner o/ te

%e"sed pre$ises. 8e on%1 person 7o '"n %"7/u%%1 eFe't

"n un7e%'o$e ten"nt /ro$ te %e"sed pre$ises is te

o7ner tereo/ or persons derivin& ri&ts /ro$ s"id o7ner,o/ 7i' priv"te respondent 4erein petitioner5, in its

Opposition to te present $otion, does not pretend to

(e. Contr"r1 to te st"nd o/ te respondent, te petitioner

is not estopped /ro$ uestionin& te tit%e o/ respondent

over te %e"sed pre$ises "s te ru%e on estoppe% "&"inst

ten"nts is su(Fe't to " u"%i0'"tion. It does not "pp%1 i/ te

%"nd%ords tit%e "s eGpired, or "s (een 'onve1ed to

"noter, or "s (een de/e"ted (1 " tit%e p"r"$ount,

su(seuent to te 'o$$en'e$ent o/ %essor-%essee

re%"tionsip. In oter 7ords, i/ tere 7"s " '"n&e in te

n"ture o/ te tit%e o/ te %"nd%ord durin& te su(sisten'e o/ 

te %e"se, ten te presu$ption does not "pp%1.

8/19/2019 RULE 70.docx

54/124

Petitioners $otion /or re'onsider"tion o/ s"id Reso%ution 7"s

denied on June +*, ++.

 8us, petitioner 0%ed te present petition /or certiorari see6in& te

"nnu%$ent o/ te "/ore$entioned CA Reso%utions. 8e issues (oi% do7n to 7eter te CA 'o$$itted &r"ve "(use o/ 

dis'retion "$ountin& to %"'6 or eG'ess o/ Furisdi'tion 7en it

ordered te issu"n'e o/ " 7rit o/ pre%i$in"r1 inFun'tion to st"1 te

i$$edi"te eGe'ution o/ te R8C Fud&$ent "nd 7eter

$"nd"$us %ies to 'o$pe% respondent R8C Jud&e to issue " 7rit o/ 

eGe'ution.

 

 8e Court 0nds te petition un$eritorious.

 

@or te Court to issue " 7rit o/ certiorari "&"inst te CA, it is

in'u$(ent upon petitioner to so7 t"t s"id %o7er 'ourt

'o$$itted &r"ve "(use o/ dis'retion. In 0uasha Ancheta 1ea 2

*olasco La3 $4ce %. Special Si5th (i%ision, Court o Appeals,45 te Court st"ted t"t:

 

r"ve "(use o/ dis'retion $e"ns " '"pri'ious "nd

7i$si'"% eGer'ise o/ Fud&$ent "s is euiv"%ent to %"'6 o/ 

 Furisdi'tion. Mere abuse of discretion is not enou,h it

$ust (e so &r"ve "s 7en te po7er is eGer'ised in "n

"r(itr"r1 or despoti' $"nner (1 re"son o/ p"ssion or

person"% osti%it1, "nd $ust (e so p"tent "nd so &ross "s

to "$ount to "n ev"sion o/ " positive dut1 or to " virtu"%

re/us"% to per/or$ te dut1 enFoined or to "'t "t "%% in

'onte$p%"tion or %"7.4;5

http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn3http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn4http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn3http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn4

8/19/2019 RULE 70.docx

55/124

A so7in& o/ su' &r"ve "(use o/ dis'retion is sore%1 7"ntin& in

tis '"se.

It is true t"t #e'tion +), Ru%e = o/ te Ru%es o/ Court provides

t"t 4t5e Fud&$ent o/ te Re&ion"% 8ri"% Court "&"inst tede/end"nt s"%% (e i$$edi"te%1 eGe'utor1, 7itout preFudi'e to "

/urter "ppe"% t"t $"1 (e t"6en tere/ro$. Ho7ever, te Court

ru%ed in Benedicto %. Court o Appeals495 t"t on "ppe"% te

"ppe%%"te 'ourt $"1 st"1 te s"id 7rit sou%d 'ir'u$st"n'es so

reuire. G G G even i/ R8C Fud&$ents in un%"7/u% det"iner '"ses

"re i$$edi"te%1 eGe'utor1, pre%i$in"r1 inFun'tion $"1 sti%% (e

&r"nted. Citin& A'agan %. Marayag4

8/19/2019 RULE 70.docx

56/124

As " ru%e, te issu"n'e o/ " pre%i$in"r1 inFun'tion rests

entire%1 7itin te dis'retion o/ te 'ourt t"6in&

'o&ni>"n'e o/ te '"se "nd 7i%% not (e inter/ered 7it,

eG'ept in '"ses o/ $"ni/est "(use. G G G

G G G G

 

G G G Be it noted t"t /or " 7rit o/ pre%i$in"r1 inFun'tion to

(e issued, te Ru%es o/ Court do not reuire t"t te "'t

'o$p%"ined o/ (e in '%e"r vio%"tion o/ te ri&ts o/ te

"pp%i'"nt. Indeed, 7"t te Ru%es reuire is t"t te "'t

'o$p%"ined o/ (e probably  in vio%"tion o/ te ri&ts o/ te

"pp%i'"nt. Under te Ru%es, pro("(i%it1 is enou& ("sis /orinFun'tion to issue "s " provision"% re$ed1. G G G 4)5

 

In te "/ore-uoted '"se, te Court reiter"ted t"t 7en

eGi&en'ies in te '"se 7"rr"nt it, te "ppe%%"te 'ourt $"1 st"1 te

7rit o/ eGe'ution issued (1 te R8C in "n "'tion /or eFe't$ent i/ 

tere "re 'ir'u$st"n'es ne'essit"tin& su' "'tion. An eG"$p%e o/ 

su' eG'eption"% 'ir'u$st"n'e '"n (e seen in Laurel %. Abalos.4))5 8erein, " de/end"nt 7"s ordered (1 te tri"% 'ourt to v"'"te

te pre$ises o/ te disputed propert1 "nd return possession

tereo/ to te p%"intis, (ut 7i%e te eFe't$ent '"se 7"s on

"ppe"%, " Fud&$ent 7"s pro$u%&"ted in " sep"r"te '"se 7ere

te s"%e o/ te propert1 to s"id p%"intis 7"s de'%"red nu%% "nd

void, $"6in& te p%"intis ri&t to possess te disputed propert1

in'on'%usive. 8e Court ru%ed in s"id '"se t"t:

 

ere supervenin& events 2o''urrin& su(seuent to te

 Fud&$ent3 (rin& "(out " $"teri"% '"n&e in te situ"tion

o/ te p"rties 7i' $"6es te eGe'ution ineuit"(%e,

or 9here there is no compellin, ur,enc& for the

http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn11http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn10http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn11

8/19/2019 RULE 70.docx

57/124

e3ecution because it is not =usti:ed b& the

pre+ailin, circumstances# the court ma& sta&

immediate e3ecution of the =ud,ment.4)+5

B"sed on te /ore&oin& e"r%ier ru%in& in Laurel,

4)5

 te Court "%so'onsidered it Fust "nd euit"(%e to st"1 te eGe'ution o/ te R8C

 Fud&$ent in "n eFe't$ent '"se "&"inst te Cit1 o/ N"&", st"tin&

t"t:

 

Need%ess to reiter"te, &r"ve "nd irrep"r"(%e inFur1 7i%% (e

ini'ted on te Cit1 o/ N"&" (1 te i$$edi"te eGe'ution o/ 

te June +, +9 R8C e'ision. G G G te peop%e o/ N"&"

7ou%d (e deprived o/ "''ess to ("si' so'i"% servi'es. Itsou%d not (e /or&otten t"t te %"nd su(Fe't o/ te

eFe't$ent '"se ouses &overn$ent oD'es 7i' per/or$

i$port"nt /un'tions vit"% to te order%1 oper"tion o/ te

%o'"% &overn$ent. G G G4);5

In te present '"se, tere "%so eGists " $"teri"% '"n&e in te

situ"tion o/ te p"rties. 8e CA proper%1 too6 into serious

'onsider"tion te /"'t t"t in its e'ision in CA-.R. CV No. ;*9<

entit%ed La Ca'pana Food 1roducts, &nc. %. (e%elop'ent Ban7 o 

the 1hilippines, 7i' "s (e'o$e 0n"% "nd eGe'utor1, it

ordered herein petitioner# formerl& no9n as a Campana

4ood Products# Inc)# to surrender possession of sub=ect

properties to the De+elopment %an of the

Philippines. Evident%1, " serious '%oud o/ dou(t "s (een '"st on

petitioners ri&t o/ possession, $"6in& it uestion"(%e 7eter

te R8C e'ision, orderin& priv"te respondent to surrender

possession o/ su(Fe't pre$ises to petitioner, sou%d (ei$$edi"te%1 i$p%e$ented. 8ere/ore, te CA did not &r"ve%1

"(use its dis'retion in tis '"se r"ter, it "'ted prudent%1 7en it

st"1ed eGe'ution o/ te R8C e'ision unti% su' ti$e t"t " 0n"%

reso%ution o/ te $"in '"se is re"'ed.

http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn14http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn12http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn13http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn14

8/19/2019 RULE 70.docx

58/124

Petitioners 'ontention, t"t it 7"s i$proper /or te CA to "ve

&r"nted priv"te respondents $otion to 'onsider

te supersedeas (ond it posted 7it te Metropo%it"n 8ri"% Court

"s suD'ient to 'over te (ond reuired /or te issu"n'e o/ te

7rit o/ pre%i$in"r1 inFun'tion, is %i6e7ise in'orre't. Petitioner"r&ues t"t, s"id supersede"s (ond is posted so%e%1 "nd pri$"ri%1

to "ns7er /or " spe'i0' purpose 7i' is /or te p"1$ent o/ 

unp"id rent"%s "''ruin& up to te 0n"% Fud&$ent. 8is '"nnot (e

e%d "ns7er"(%e /or d"$"&es to petitioner sou%d it %"ter (e /ound

out t"t te priv"te respondent is not entit%ed to te issu"n'e 4o/ 

" 7rit o/ pre%i$in"r1 inFun'tion5.4)95

 

Note t"t #e'tion ;2(3, Ru%e 9* o/ te Ru%es o/ Court provides

t"t:

 

2(3 Un%ess eGe$pted (1 te 'ourt, te "pp%i'"nt 0%es

7it te 'ourt 7ere te "'tion or pro'eedin& is pendin&,

" (ond eGe'uted to te p"rt1 or person enFoined, in "n

"$ount to (e 0Ged (1 te 'ourt, to te ee't t"t te"pp%i'"nt 7i%% p"1 to su' p"rt1 or person "%% d"$"&es

7i' e $"1 sust"in (1 re"son o/ te inFun'tion or

te$por"r1 restr"inin& order i/ te 'ourt sou%d 0n"%%1

de'ide t"t te "pp%i'"nt 7"s not entit%ed tereto. Upon

"pprov"% o/ te reuisite (ond, " 7rit o/ pre%i$in"r1

inFun'tion s"%% (e issued

 

Ho7ever, in 8uala' Construction and (e%9t. Corp. %. Court o 

 Appeals,4)

8/19/2019 RULE 70.docx

59/124

As to d"$"&es, e "ve on sever"% o''"sions ru%ed t"t

sin'e te on%1 issue r"ised in /or'i(%e entr1 or un%"7/u%

det"iner '"ses is t"t o/ ri&t/u% p1si'"% possession, te

d"$"&es re'over"(%e in tese '"ses "re tose 7i' te

p%"inti 'ou%d "ve sust"ined "s " $ere possessor, i.e.,tose '"used (1 te %oss o/ te use "nd o''up"tion o/ te

propert1, "nd not te d"$"&es 7i' e $"1 "ve

suered (ut 7i' "ve no dire't re%"tion to is %oss o/ 

$"teri"% possession. G G G #i$p%1 put, d"$"&es in te

'onteGt o/ #e'tion * o/ Ru%e = 4no7 #e'tion )?, Ru%e = o/ 

te Ru%es o/ Court5 is %i$ited to rent or /"ir rent"% v"%ue /or

te use "nd o''up"tion o/ te propert1.4)=5

#in'e te on%1 d"$"&es t"t petitioner $"1 (e entit%ed to in "n

"'tion /or un%"7/u% det"iner "re tose "risin& /ro$ its %oss o/ te

use or o''up"tion o/ su(Fe't pre$ises, te on%1 d"$"&es

petitioner '"n '%"i$ (1 re"son o/ te st"1 o/ eGe'ution o/ te R8C

 Fud&$ent is "%so on%1 /or te rent or /"ir rent"% v"%ue /or te

propert1 in uestion. 8ere/ore, te CA did not err in 'onsiderin&te supersedeas (ond 0%ed 7it te M8C, 7i' "ns7ers /or

unp"id rent"%s, "s suD'ient (ond /or te issu"n'e o/ " 7rit o/ 

pre%i$in"r1 inFun'tion.

 

In %i&t o/ te /ore&oin&, it is uite '%e"r t"t tere is no re"son to

'o$pe% te R8C to i$$edi"te%1 i$p%e$ent te 7rit o/ eGe'ution in

tis '"se.

 

?HERE4ORE, te petition is DISMISSED /or %"'6 o/ $erit. 8e

Reso%utions o/ te Court o/ Appe"%s, d"ted @e(ru"r1 ), ++ "nd

http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn17http://sc.judiciary.gov.ph/jurisprudence/2010/august2010/154152.htm#_ftn17

8/19/2019 RULE 70.docx

60/124

 June +*, ++, respe'tive%1, in CA-.R. #P No.

8/19/2019 RULE 70.docx

61/124

8/19/2019 RULE 70.docx

62/124

as it is )ere$ ordered, e!evated to t)e Re"iona! (ria! Court o* Mani!a *or 

appropriate pro#eedin"s and disposition.

 

In vie+ t)ereo*, no ore a#tion s)a!! $e taen on t)e Motion *or 

E=e#ution dated Ju! 1, &''8 *i!ed $ t)e p!ainti** t)ru #ounse!.

 SO ORERE.

 

A##ordin" to t)e #op!ainants, t)eir #ounse! ta!ed +it) respondent Jud"e a$out

t)e atter. A!!e"ed!, respondent Jud"e to!d t)eir #ounse! t)at i* ou t)in t)e #ourt

is +ron", *i!e a otion *or re#onsideration. it) t)at, t)e p!ainti** *i!ed a motion

 for reconsideration, +)i#) respondent Jud"e nonet)e!ess denied in )is order 

dated Ju! &1, &''8,8Dt)us+ise:

  Considerin" t)at t)e Court )as a!read "iven due #ourse to t)e appea! o* t)e de*endant +)i#) +as per*e#ted +it)in t)e re"!eentar period, no

ore a#tion +i!! $e taen on t)e Motion *or Re#onsideration dated Ju!

%/, &''8 *i!ed $ t)e p!ainti** t)ru #ounse!.

 

()e Bran#) C!er o* Court is )ere$ dire#ted to iediate! *or+ard t)e

re#ords o* t)is #ase to t)e Re"iona! (ria! Court, Mani!a.

 

SO ORERE.

 ()e #op!ainants averred t)at respondent Jud"es denia! o* t)eir otions )ad

rendered t)eir vi#tor inuti!e, and )ad un*air! deprived t)e p!ainti** o* t)e

 possession o* t)e preises. ()e *urt)er averred t)at respondent Jud"es re*usa! to

 per*or an a#t andated $ t)e )ules of Court  )ad "iven undue advanta"e to t)e

de*endant to t)e p!ainti**s daa"e and pre?udi#e.

 

()e Court re;uired respondent Jud"e to #oent on t)e adinistrative #op!aint

a"ainst )i.

 

In )is comment  dated Septe$er %7, &''8,6D respondent Jud"e denied t)e

#)ar"es. 9e e=p!ained t)at )e )ad )onest! t)ou")t t)at )is #ourt )ad !ost

 ?urisdi#tion over t)e #ase pursuant to t)e provision o* Se#tion /, Ru!e 8% o* 

t)e )ules of Court  2+)i#) provides t)at in appea!s $ noti#e o* appea!, t)e #ourt

!oses ?urisdi#tion over t)e #ase upon t)e per*e#tion o* t)e appea!s *i!ed in due tie

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn4http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn5http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn4http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn5

8/19/2019 RULE 70.docx

63/124

and t)e e=piration o* t)e tie to appea! o* t)e ot)er parties3 on#e )e )ad "iven due

#ourse to t)e de*endants notice of appeal. 9e #!aied t)at )e )ad issued t)e orders

in "ood *ait) and +it) no a!i#e a*ter a *air and ipartia! eva!uation o* t)e *a#ts,

app!i#a$!e ru!es, and ?urispruden#e@ and t)at i* )e )ad t)ere$ #oitted !apses in

t)e issuan#e o* t)e orders, )is doin" so s)ou!d $e #onsidered as error o* ?ud"enton )is part.

 

9e !ast! insisted t)at )e did not no+ persona!! t)e parties in Civi! Case No.

%075/8-CV, and )ad a$so!ute! no reason to "ive undue *avor or advanta"e to t)e

de*endant@ t)at t)e #op!ainants did not su$it eviden#e to s)o+ t)at t)e orders

)ad $een issued *or a #onsideration, ateria! or ot)er+ise, or t)at )is issuan#e o* 

t)e orders )ad $een otivated $ i!!-+i!! or $ad *ait).

 In t)eir reply dated Septe$er &&, &''8,7D t)e #op!ainants #ontended t)at

respondent Jud"e e=)i$ited )is i"noran#e o* t)e !a+ and pro#edure in re!in" on

Se#tion /, Ru!e 8% o* t)e )ules of Court  +)i#) re*erred to appea!s *ro t)e

Re"iona! (ria! Court@ t)at Ru!e 8', +)i#) #ontained provisions on appea! *ro t)e

Muni#ipa! (ria! Courts to t)e Re"iona! (ria! Courts, and +)i#) provided in its

Se#tion 8 t)at t)e per*e#tion o* t)e appea! and t)e e**e#t o* su#) per*e#tion s)ou!d

 $e "overned $ t)e provisions o* Se#tion / o* Ru!e 8%, #on#erned appea!s $ noti#e

o* appea! in "enera!@ and t)at instead, t)e app!i#a$!e ru!e s)ou!d $e Se#tion %/,

Ru!e 0' o* t)e )ules of Court . 

()e #op!ainants pointed out t)at respondent Jud"e apparent! did not no+ t)at

appea! in *or#i$!e entr and detainer #ases +as not per*e#ted $ t)e ere *i!in" o* a

noti#e o* appea! 2as in ordinar a#tions3 $ut $ *i!in" o* a noti#e o* appea! and a

su**i#ient supersedeas $ond approved $ t)e tria! ?ud"e e=e#uted to t)e p!ainti** to

 pa t)e rents, daa"es and #osts a##ruin" do+n to t)e tie o* t)e ?ud"ent

appea!ed *ro. ()e asserted t)at respondent Jud"es invo#ation o* "ood *ait) and

error o* ?ud"ent did not a$so!ve )i o* !ia$i!it, $e#ause )e )ad "ross! ne"!e#ted)is duties andated $ !a+ $ *ai!in" and re*usin" to a#t on t)eir otion *or 

iediate e=e#ution and otion *or re#onsideration and $ "ivin" due #ourse to

t)e appea! despite no supersedeas $ond )avin" $een *i!ed and approved $ t)e tria!

#ourt.

 

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn6http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn6

8/19/2019 RULE 70.docx

64/124

In )is memorandum dated Januar %5, &''6,0D t)en Court Adinistrator Pres$itero

J. Ve!as#o, Jr., no+ Asso#iate Justi#e o* t)e Court, re#oended t)at t)e

adinistrative #op!aint a"ainst respondent Jud"e $e re-do#eted as a re"u!ar 

adinistrative atter@ and t)at respondent Jud"e $e *ined in t)e aount

o* P6,'''.'' +it) +arnin" t)at a repetition o* t)e sae or sii!ar a#t +ou!d $edea!t +it) ore severe!, $ased on an eva!uation o* t)e #)ar"es, as *o!!o+s:

 EVAL>A(ION+ e a"ree +it) t)e #op!ainants t)at respondent erred

+)en )e did not a#t on #op!ainants otion *or iediate e=e#ution.

 

Se#tion %/, Ru!e 0' o* t)e %//0 Revised Ru!es on Civi! Pro#edure

 provides:

 

SEC. %/. I* ?ud"ent is rendered a"ainst t)e de*endant,e=e#ution shall issue immediately upon otion, unless an appea!

)as $een per*e#ted and the defendant to stay e(ecution files a

 supersedeas bond , approved $ t)e Muni#ipa! (ria! Court and

e=e#uted in *avor o* t)e p!ainti** to pa t)e rents, daa"es, and

#osts a##ruin" do+n to t)e tie o* t)e ?ud"ent appea!ed *ro,

and un!ess, durin" t)e penden# o* t)e appea!, )e deposits +it)

t)e appe!!ate #ourt t)e aount o* rent due *ro tie to tie

under t)e #ontra#t, i* an, as deterined $ t)e ?ud"ent o* t)e

Muni#ipa! (ria! Court. .

 It is #!ear *ro t)e *ore"oin" t)at t)e per*e#tion o* an appea! $ itse!* is

not su**i#ient to sta t)e e=e#ution o* t)e ?ud"ent in an e?e#tent

#ase. ()e !osin" part s)ou!d !ie+ise *i!e a supersedeas $ond e=e#uted

in *avor o* t)e p!ainti** to ans+er *or rents, daa"es and #osts, and, i* t)e

 ?ud"ent o* t)e #ourt re;uires it, )e s)ou!d !ie+ise deposit t)e aount

o* t)e rent $e*ore t)e appe!!ate #ourt *ro t)e tie durin" t)e penden#

o* t)e appea!. $therwise, e(ecution becomes ministerial and 

imperati"e. 2 *hilippine +olding Corporation "s. alen-uela, 0 1C)&

0 as cited in +ualam Construction and De"elopment Corporation "s.

Court of &ppeals, 20 1C)& 32, 3234. 

In t)e #ase at $ar, de*endant seasona$! *i!ed )is Noti#e o* Appea!

dated / Ju! &''8 on %5 Ju! &''8@ )e )o+ever *ai!ed to *i!e an

supersedeas $ond. *rior   to t)e *i!in" o* su#) noti#e o* appea!, ore

spe#i*i#a!! on %& Ju! &''8, #op!ainants )ave a!read *i!ed t)eir 

Motion *or E=e#ution dated 1 Ju! &''8. Instead o* a#tin" on t)e Motion

http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn7http://sc.judiciary.gov.ph/jurisprudence/2010/october2010/MTJ-05-1580.htm#_ftn7

8/19/2019 RULE 70.docx

65/124

*or E=e#ution, respondent Jud"e Ra$a#a "ave due #ourse to t)e appea! in

an Order dated %8 Ju! &''8 and dire#ted )is Bran#) C!er o* Court to

e!evate t)e re#ords o* t)e #ase to t)e Re"iona! (ria! Court 2R(C3. ()e

Bran#) C!er o* Court )o+ever *ai!ed to *or+ard t)e re#ords to t)e

R(C. ()is *a#t is #!ear *ro Jud"e Ra$a#as Order dated &1 Ju!

&''8 +)erein )e dire#ted t)e Bran#) C!er o* Court to *or+ard t)ere#ords o* t)e #ase to t)e Mani!a Re"iona! (ria! Court iediate!.

 

ro t)e *ore"oin", it is #!ear t)at +)en t)e #op!ainant oved *or t)e

iediate e=e#ution o* Jud"e Ra$a#as de#ision, t)e !atter sti!! )ad

 ?urisdi#tion over t)e #ase. 9e t)ere*ore #!ear! erred +)en )e re*used to

a#t on t)e Motion *or E=e#ution. ()e re!evant ;uestion t)at +e s)ou!d

reso!ve )o+ever is +)et)er su#) error is an error o* ?ud"ent or an error 

aountin" to in#opeten#e t)at #a!!s *or adinistrative dis#ip!ine.

 

Jud"e Ra$a#a #!ais t)at )e re*used to a#t on t)e #op!ainants Motion

*or e=e#ution $e#ause )e )onest! t)ou")t t)at +)en )e "ave due #ourse

to t)e de*endants appea! +)i#) +as seasona$! *i!ed, and ordered t)e

e!evation o* t)e re#ords to t)e appe!!ate #ourt, )is #ourt a!read !ost

 ?urisdi#tion over t)e #ase.. In ain" )is ru!in", respondent asserts )e

re!ied on t)e provisions o* Se#tion /, Ru!e 8% o* t)e Ru!es o* Court. ()is

 provision reads as *o!!o+s:

 

In appea!s $ noti#e o* appea!, t)e #ourt !oses ?urisdi#tion

over t)e #ase upon t)e per*e#tion o* t)e appea!s *i!ed in due tieand t)e e=piration o* t)e tie to appea! o* t)e ot)er parties.

 

9e !ie+ise a!!e"ed! re!ied on t)e ru!in" o* t)e Court

in &dministrati"e 5atter $C& '*' 6o. 78759J: 1usana Joa;uin

da. De &gregado "s. Judge 9helma

8/19/2019 RULE 70.docx

66/124

e=e#ution ?ud"ent. C!ear! t)ere*ore, appea! )ad a!read $een

 per*e#ted. In t)e instant #ase, a!t)ou") t)e de*endant )ad *i!ed )is

appea!, t)e period to appea! )ad not et !apsed sin#e t)e p!ainti** sti!! )ad

)is o+n period to appea! *ro t)e ?ud"ent and su#) period )ad not et

!apsed.()e provision re!ied upon $ ?ud"e Ra$a#a, ore spe#i*i#a!!,

Se#tion /, Ru!e 8% o* t)e Ru!es o* Court, #!ear! states t)at, In appea!s $ noti#e o* appea!, t)e #ourt !oses ?urisdi#tion over t)e #ase upon

 per*e#tion o* t)e appea!s *i!ed on due tie and t)e e=piration o* t)e tie

to appea! o* t)e ot)er parties. Moreover and ore iportant!, t)e )erein

#op!ainants *i!ed t)eir Motion *or E=e#ution even $e*ore t)e de*endant

)ad *i!ed )is Noti#e o* Appea!. Su#) otion +as t)ere*ore sti!! +e!!

+it)in t)e ?urisdi#tion o* t)e !o+er #ourt.

 

It is $asi# ru!e in e?e#tent #ases t)at t)e e=e#ution o* ?ud"ent in

*avor o* t)e p!ainti** is a atter o* ri")t and andator. ()is )as $een

t)e #onsistent ru!in" o* t)e Court in a nu$er o* #ases invo!vin" t)e

sae issue posed $e*ore t)e respondent ?ud"e. Respondent Jud"e is

e=pe#ted to no+ t)is and )is ?usti*i#ation o* erroneous app!i#ation o* 

t)e !a+, a!t)ou") iti"atin", #ou!d not e=#u!pate )i *ro !ia$i!it.

 

e a"ree +it) and adopt t)e eva!uation o* t)e Court Adinistrator.

 

Indeed, respondent Jud"e s)ou!d )ave "ranted t)e p!ainti**s motion for immediate

e(ecution #onsiderin" t)at t)e de*endant did not *i!e t)e su**i#ient supersedeas

 $ond despite )avin" appea!ed. 4rantin" t)e p!ainti**s motion for immediate

e(ecution $e#ae )is inisteria! dut upon t)e de*endants *ai!ure to *i!e t)e

su**i#ient supersedeas $ond. Se#tion %/, Ru!e 0', o* t)e )ules of Court #!ear!

iposes su#) dut, "i- :

 Se#tion %/. 'mmediate e(ecution of !udgment= how to stay same. I> 

 56d783n4 9: =3nd3=3d a7a9n:4 423 d3>3ndan4, 3)3?649"n :2a 9::63

9883d9a43 6 4" 423 56d783n4 a 423 a 423 M6n9?9

8/19/2019 RULE 70.docx

67/124

reasona$!e va!ue o* t)e use and o##upation o* t)e preises *or t)e

 pre#edin" ont) or period at t)e rate deterined $ t)e ?ud"ent o* t)e

!o+er #ourt on or $e*ore t)e tent) da o* ea#) su##eedin" ont) or 

 period. ()e supersedeas $ond s)a!! $e transitted $ t)e Muni#ipa! (ria!

Court, +it) t)e ot)er papers, to t)e #!er o* t)e Re"iona! (ria! Court to

+)i#) t)e a#tion is appea!ed.===

 

Respondent Jud"es e=#use, t)at )e )ad !ost ?urisdi#tion over t)e #ase $ virtue o* 

t)e de*endants appea!, +as una##epta$!e in !i")t o* t)e #!ear and e=p!i#it te=t o* t)e

a*ore;uoted ru!e. (o $e"in +it), t)e per*e#tion o* t)e appea! $ t)e de*endant did

not *or$id t)e *avora$!e a#tion on t)e p!ainti**s motion for immediate e(ecution.

()e e=e#ution o* t)e de#ision #ou!d not $e staed $ t)e ere tain" o* t)e appea!.

On! t)e *i!in" o* t)e su**i#ient supersedeas $ond and t)e deposit +it) t)e appe!!ate#ourt o* t)e aount o* rent due *ro tie to tie, #oup!ed +it) t)e per*e#tion o* 

t)e appea!, #ou!d sta t)e e=e#ution. Se#ond!, )e #ou!d not a!so #redi$! ?usti*

)is oission to a#t a##ordin" to t)e provision $ #!aiin" "ood *ait) or )onest

 $e!ie*, or $ assertin" !a# o* a!i#e or $ad *ait). A ru!e as #!ear and e=p!i#it as

Se#tion %/ #ou!d not $e isread or isapp!ied, $ut s)ou!d $e ip!eented +it)out

evasion or )esitation. (o us, "ood *ait), or )onest $e!ie*, or !a# o* a!i#e, or !a# 

o* $ad *ait) ?usti*ies a non-#op!ian#e on! +)en t)ere is an as-et unsett!ed dou$t

on t)e eanin" or app!i#a$i!it o* a ru!e or !e"a! provision. It +as not so )erein.

And, t)ird!, "iven t)at )is #ourt, $ein" vested +it) ori"ina! e=#!usive ?urisdi#tionover #ases sii!ar to Civi! Case No. %075/8-CV, )ad $een assi"ned an su#)

#ases, )e +as not a tria! ?ud"e $ere*t o* t)e pertinent prior e=perien#e to a#t on t)e

issue o* iediate e=e#ution, a *a#t t)at *urt)er e=posed t)e a$?e#t inanit o* )is

e=#uses.

 

e a"ree +it) t)e #op!ainants insisten#e, t)ere*ore, t)at respondent Jud"es

oission to app! Se#tion %/ +as ine=#usa$!e. 9e )ad i"nored t)e ur"in" to *o!!o+

t)e #!ear and e=p!i#it provision o* t)e ru!e ade in t)e p!ainti**s motion for immediate e(ecution. 9ad )e an "enuine dou$t a$out )is aut)orit to "rant

t)e motion for immediate e(ecution, as )e +ou!d )ave us $e!ieve, )e #ou!d )ave

easi! and #orre#t! reso!ved t)e dou$t $ a resort to t)e )ules of Court, +)i#) )e

+e!! ne+ +as t)e repositor o* t)e "uide!ines )e +as seein" *or )is ?udi#ia!

a#tion. Neit)er +as it re!evant t)at )e did not no+ an o* t)e parties, or t)at )e

8/19/2019 RULE 70.docx

68/124

did not #orrupt! *avor t)e de*endant $ )is oission. 9is ere *ai!ure to per*or

a dut en?oined $ t)e )ules of Court  su**i#ed to render )i adinistrative!

a##ounta$!e.

 

()is #ase is an opportune o##asion to reind ?ud"es o* t)e *irst !eve! #ourts toad)ere a!+as to t)e andate under Se#tion %/, Ru!e 0', o* t)e )ules of Court  to

issue +rits o* e=e#ution upon otion o* t)e p!ainti**s in a#tions *or *or#i$!e entr

or un!a+*u! detainer +)en t)e de*endant )as ap