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    This case involves a dispute over an easement between neighboring property owners, the Spouses Salimbangon and Spouses Tan. The land was originally owned by Guillermo Ceniza, who upon his death was inherited by his children. The children later partitioned the land into 5 lots (A, B, C, D, E) and established an easement over Lot B to provide access to Lots D and E from the street. Over time, ownership of the lots was transferred, and the Spouses Tan acquired Lots B, C, D, E and made improvements that blocked the easement. The Spouses Salimbangon, who owned Lot A, sued to enforce the easement. The RTC ruled

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    This case involves a dispute over an easement between neighboring property owners, the Spouses Salimbangon and Spouses Tan. The land was originally owned by Guillermo Ceniza, who upon his death was inherited by his children. The children later partitioned the land into 5 lots (A, B, C, D, E) and established an easement over Lot B to provide access to Lots D and E from the street. Over time, ownership of the lots was transferred, and the Spouses Tan acquired Lots B, C, D, E and made improvements that blocked the easement. The Spouses Salimbangon, who owned Lot A, sued to enforce the easement. The RTC ruled

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    23 views4 pages

    PG 1 PDF

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    resjudicata
    This case involves a dispute over an easement between neighboring property owners, the Spouses Salimbangon and Spouses Tan. The land was originally owned by Guillermo Ceniza, who upon his death was inherited by his children. The children later partitioned the land into 5 lots (A, B, C, D, E) and established an easement over Lot B to provide access to Lots D and E from the street. Over time, ownership of the lots was transferred, and the Spouses Tan acquired Lots B, C, D, E and made improvements that blocked the easement. The Spouses Salimbangon, who owned Lot A, sued to enforce the easement. The RTC ruled

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    of 4

    PROPERTY'DIGESTS'(2013''2014)' ' ' ' ' ''''''ATTY.

    'VIVENCIO'ABANO''
    '
    G.R.$No.$185240$ $ $ $ $$$$$$$$$$$$January$20,$2010$ 2. The! existence! of! a! dominant! estate! and! a! servient! estate! is!
    $ incompatible!with!the!idea!that!both!estates!belong!to!the!same!
    SPOUSES$SALIMBANGON$v.$SPOUSES$TAN$ person.!
    ! !
    Plaintiffs:!SPS.!MANUEL!AND!VICTORIA!SALIMBANGON! BACKGROUND:$
    ! July!11,!1951!!!Guillermo!Ceniza!died!intestate!leaving!a!parcel!
    Defendant:!SPS.!SANTOS!AND!ERLINDA!TAN! of!land!at!Poblacion,!Mandaue!City.!!
    ! July! 17,! 1973! !! Twenty! years! later,! his! children! Benedicta,!
    Ponente:!Abad,!J.# Guillermo,! Jr.,! Victoria,! Eduardo,! and! Carlos! executed! an!
    ! extrajudicial!declaration!of!heirs!and!partition,!adjudicating!and!
    CASE:! A! lot! was! inherited! by! Guillermo! Cenizas! children! which! they! dividing!the!land!among!themselves.!(See!Appendix!for!division)!
    subdivided!into!5!portions!(Lot!A,!B,!C,!D!and!E).!The!first!3!was!adjacent! (Easement$Version$1)$!
    to!the!street,!while!D!and!E!needed!an!easement!through!the!first!three! Lots!A,!B,!and!C!were!adjacent!to!a!city!street.!But!Lots!D!and!E!
    lots! to! get! to! the! street.! Two! plans! were! drawn! up! for! the! easement.! were! not,! they! being! interior! lots.! To! give! these! interior! lots!
    The!first!involved!a!1.5m!easement!on!both!Lot!A!and!B,!but!the!heirs! access! to! the! street,! the! heirs! established! in! their! extrajudicial!
    adopted! the! 3m! easement! solely! on! Lot! B! because! Lot! A! was! already! partition! an! easement! of! right! of! way! consisting! of! a! 3Ymeter!
    small! so! it! seemed! unfair! to! further! deprive! it! of! space.! The! Spouses! wide! alley! between! Lots! D! and! E! that! continued! on! between!
    Salimbangon! owned! Lot! A,! who! built! a! house! and! two! garages! there.! Lots!A!and!B!and!on!to!the!street.!(See!Appendix!for!image)!
    One!garage!could!get!to!street!only!by!means!of!the!easement.!Lot!B,!C,! The!partition!that!embodied!this!easement!of!right!of!way!was!
    D!and!E!were!bought!by!Spouses!Tan!who!introduced!improvement!on! annotated!on!the!individual!titles!issued!to!the!heirs!
    Lot! B! and! closed! off! the! access! that! Spouses! Salimbangon! had! on! the! (Easement$Version$2)$! $What$the$heirs$maintained!
    easement.!The!Salimbangons!filed!a!complaint!against!the!Tans,!while! But,! realizing! that! the! partition! resulted! in! an! unequal! division!
    the! Tans! filed! with! the! RTC! a! motion! to! extinguish! the! easement.! The! of! the! property,! the! heirs! modified! their! agreement! by!
    RTC!ruled!in!favor!of!the!Salimbangons,!but!the!CA!reversed!this.! eliminating!the!easement!of!right!of!way!along!Lots!A,!D,!and!E,!
    ! and!in!its!place,!imposed!a!3Ymeter!wide!alley,!an!easement!of!
    The! Supreme! Court! ruled! that! Spouses! Tan! was! able! to! prove! that! the! right!of!way,!that!ran!exclusively!along!the!southwest!boundary!
    intent!of!the!parties!for!the!easement!was!solely!for!the!benefit!of!Lots! of! Lot! B! from! Lots! D! and! E! to! the! street.! (See! Appendix! for!
    D! and! E.! Also,! since! Lot! A! was! not! an! intended! beneficiary,! and! the! image)!
    easement!was!solely!on!Lot!B,!the!consolidation!of!the!ownership!of!the! (Where$the$conflict$begins)$
    four!lots!extinguished!the!easement!by!operation!of!law.! Victoria! Salimbangon! later! swapped! lots! with! Benedicta! with!
    ! the!result!that!Victoria!became!the!owner!of!Lot!A.!!
    DOCTRINE:!! o Victoria! and! her! husband! built! thereon! a! residential!
    1. The!parol!evidence!rule!admits!exceptions!as!stated!in!Rule!130.!! house!and!two!garages.!!
    " One!garage!adjoined!the!street.!

    '
    RACHELLE'ANNE'GUTIERREZ'
    PROPERTY'DIGESTS'(2013''2014)' ' ' ' ' ''''''ATTY.'VIVENCIO'ABANO''
    '
    " The!other!garage!located!in!the!interior!of!Lot!A,! easement! of! right! of! way! as! against! what! they! stated! in! their!
    used! the! alley! or! easement! of! right! of! way! written!agreement.!
    existing!on!Lot!B!to!get!to!the!street.!! 2. Whether!or!not!the!CA!erred!in!ruling!that!the!easement!of!right!
    o Victoria!had!this!alley!cemented!and!gated.! of!way!established!by!the!partition!agreement!among!the!heirs!
    Spouses!Santos!and!Erlinda!Tan!acquired!Lots!B,!C,!D!and!E!from! for!the!benefit!of!Lot!A!has!been!extinguished.!
    all!its!owners!and!built!improvements!on!Lot!B!that!spilled!into! !
    the! easement! area.! They! also! closed! the! gate! that! the! RESOLUTIONS$AND$ARGUMENTS$
    Salimbangons!built.! ISSUE$ 1$ ! ! Whether! or! not! the! CA! erred! in! admitting! in! evidence!
    Unable!to!use!the!old!right!of!way,!the!Salimbangons!lodged!a! contrary! to! the! parol! evidence! rule! Eduardo! Cenizas! testimony!
    complaint!with!the!City!Engineer!of!Mandaue!against!the!Tans.!! respecting! the! true! intent! of! the! heirs! in! establishing! the! easement! of!
    For! their! part,! the! Tans! filed! an! action! with! the! Regional! Trial! right!of!way!as!against!what!they!stated!in!their!written!agreement!!!
    Court!(RTC)!of!Mandaue!against!the!Salimbangons!in!Civil!Case! NO.!The!parol!evidence!rule!admits!exceptions,!such!as!this!case.!
    MANY3223!for!the!extinguishment!of!the!easement!on!Lot!B!and! !
    damages!with!application!for!preliminary!injunction.! Major$Point$1:$The!Parol!Evidence!Rule!admits!exceptions.!
    RTC$Ruling$ Salimbangon! claims! that! the! partition! agreement! made! Lot! A,!
    February!9,!2001!!!RTC!upheld!the!Salimbangons!easement!of! now! owned! by! the! Salimbangons,! a! beneficiary! of! that!
    right!of!way!over!the!alley!on!Lot!B,!the!lot!that!belonged!to!the! easement,! not! just! Lot! D! and! E.! They! cite! Paragraph! 2! of! their!
    Tans.!The!court!pointed!out!that!the!easement!in!this!case!was! agreement.' The! parol! evidence! rule,! said! the! Salimbangons,!
    established!by!agreement!of!the!parties!for!the!benefit!of!Lots! precluded! the! parties! from! introducing! testimony! that! tended!
    A,! D,! and! E.! Consequently,! only! by! mutual! agreement! of! the! to!alter!or!modify!what!the!parties!had!agreed!on!above.!$
    parties!could!such!easement!be!extinguished.! Tan! claims! that! contrary! to! the! written! agreement,! the! true!
    CA$Ruling$ intent!of!the!parties!was!to!give!benefit!to!Lots!D!and!E.!$
    July! 27,! 2007! !! the! CA! reversed! and! ruled! that! based! on! the! $
    testimony! of! one! of! the! previous! owners,! Eduardo! Ceniza,! the! Section$9,$Rule$130$of$the$Revised$Rules$on$Evidence:$
    true!intent!of!the!parties!was!to!establish!that!easement!of!right! Evidence$ of$ written$ agreements.$ X$ When$ the$ terms$ of$ an$
    of!way!for!the!benefit!of!the!interior!lots,!namely,!Lots!D!and!E.! agreement$ have$ been$ reduced$ to$ writing,$ it$ is$ considered$ as$
    Consequently,! when! ownership! of! Lots! B,! D,! and! E! was! containing$ all$ the$ terms$ agreed$ upon$ and$ there$ can$ be,$
    consolidated! into! the! Tans,! the! easement! ceased! to! have! any! between$ the$ parties$ and$ their$ successors$ in$ interest,$ no$
    purpose!and!became!extinct.! evidence$of$such$terms$other$than$the$contents$of$the$written$
    ! agreement.$However,$a$party$may$present$evidence$to$modify,$
    ISSUES$TO$BE$RESOLVED:$ explain$or$add$to$the$terms$of$the$written$agreement$if$he$puts$
    1. Whether!or!not!the!CA!erred!in!admitting!in!evidence!contrary! in$issue$in$his$pleading:$
    to! the! parol! evidence! rule! Eduardo! Cenizas! testimony! x$x$x$
    respecting! the! true! intent! of! the! heirs! in! establishing! the! (b)$ The$ failure$ of$ the$ written$ agreement$ to$ express$ the$ true$
    intent$and$agreement$of$the$parties$thereto;$

    '
    RACHELLE'ANNE'GUTIERREZ'
    PROPERTY'DIGESTS'(2013''2014)' ' ' ' ' ''''''ATTY.'VIVENCIO'ABANO''
    '
    x$x$x$ not! only! the! 1.5Ymeter! strip! of! easement! imposed! on! Lot! A! of!
    ! the! Salimbangons! but! also! their! right! to! use! the! new! 3Ymeter!
    Consequently,!with!the!above!averment,!the!Tans!were!entitled! easement!alley!that!lay!entirely!on!Lot!B.!!
    to! introduce! evidence! to! establish! the! true! intent! and! Since!this!3Ymeter!alley!on!Lot!B!directly!connected!Lots!D!and!E!
    agreement! of! the! parties! although! this! may! depart! from! what! to!the!street,!it!is!also!obvious!that!only!the!latter!lots!were!its!
    the!partition!agreement!literally!provided.! intended!beneficiary.!And,!with!the!ownership!of!Lots!B,!D,!and!
    At!any!rate,!as!the!CA!said,!the!Salimbangons!did!not!object!at! E!now!consolidated!in!a!common!owner,!namely,!the!Tans,!then!
    the! hearing! to! admission! of! Eduardo! Cenizas! testimony! even! the!easement!of!right!of!way!on!Lot!B!may!be!said!to!have!been!
    when! this! seemed! at! variance,! as! far! as! they! were! concerned,! extinguished!by!operation!of!law.!
    with! the! partition! agreement! among! the! heirs.! Consequently,! !
    the! Salimbangons! may! also! be! deemed! to! have! waived! their! FINAL$VERDICT:$The!Supreme!Court!affirms!the!decision!of!the!Court!of!
    right!to!now!question!such!testimony!on!appeal.! Appeals!in!extinguishing!the!easement!on!Lot!B.$
    $ !
    ISSUE$2$! $Whether!or!not!the!CA!erred!in!ruling!that!the!easement!of! NO$SEPARATE$OPINIONS$
    right!of!way!established!by!the!partition!agreement!among!the!heirs!for! !
    the! benefit! of! Lot! A! has! been! extinguished! !! NO.! The! existence! of! a! APPENDIX$
    dominant!estate!and!a!servient!estate!is!incompatible!with!the!idea!that! $
    both!estates!belong!to!the!same!person.! A.$Partition$of$Ceniza$Property$
    ! 1. To! Benedicta! T.! Cabahug,! Lot! A! subject! to! a! perpetual! and!
    Major$Point$1:$When!the!owner!of!Lots!D!and!E!also!became!the!owner! gratuitous! road! right! of! way! 1.50! m.! wide! along! its! NW.!
    of! Lot! B,! the! easement! of! right! of! way! on! Lot! B! became! extinct! by! boundary!in!favor!of!Lots!B,!E,!and!D,!of!the!subdivision;!
    operation!of!law.! 2. To!Eduardo!Ceniza,!Lot!B!subject!to!a!perpetual!and!grat[u]itous!
    As! originally! constituted! in! that! agreement! (Easement! Version! road!right!of!way!1.50!m.!wide!along!its!SW.!boundary!in!favor!
    1),!each!of!Lots!A!and!B!was!to!contribute!a!strip!of!1.5!meters! of!Lots!A,!D!&!E!of!the!subdivision;!
    between! them! that! when! combined! formed! a! 3Ymeter! wide! 3. To!Carlos!Ceniza,!Lot!C;!
    alley!leading!from!Lots!D!and!E!to!the!street.!To!the!extent!that! 4. To! Guillermo! Ceniza! Jr.,! Lot! D! subject! to! a! perpetual! and!
    Lots!A!and!B!retained!the!right!to!use!the!1.5Ymeter!portion!that! grat[u]itous! road! right! of! way! 1.50! m.! wide! along! its! NE.!
    they! contributed! to! the! establishment! of! the! easement,! the! boundary!in!favor!of!Lot!B!and!E!of!the!subdivision;!and!
    agreement!gave!their!owners!the!right!to!use!the!common!alley! 5. To!Victoria!Ceniza,!Lot!E,!subject!to!a!perpetual!and!grat[u]itous!
    as!well.!! road!right!of!way!1.50!m.!wide!along!its!SW.!boundary!in!favor!
    As!Eduardo!testified,!however,!the!true!intent!of!the!heirs!was! of!Lot!D!of!the!subdivision.!
    to! give! Lots! D! and! E! access! to! the! street.! Lots! A! and! B! did! not! !
    need!this!alley!since!they!were!facing!the!street.! !
    Although! the! "cancellation"! document! did! not! say! so,! it! was! !
    implicit! that! the! changed! location! of! the! easement! cancelled! !

    '
    RACHELLE'ANNE'GUTIERREZ'
    PROPERTY'DIGESTS'(2013''2014)' ' ' ' ' ''''''ATTY.'VIVENCIO'ABANO''
    '
    B.$Easement$1$ C.$Easement$2$

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    RACHELLE'ANNE'GUTIERREZ'

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