Professional Documents
Culture Documents
Some Digested Cases
Some Digested Cases
Some Digested Cases
Aside from the MPSA, the three corporations also applied for FTAA with the Office of the
President. In their answer, they countered that (1) the liberal Control Test must be used in
determining the nationality of a corporation as based on Sec 3 of the Foreign Investment Act
– which as they claimed admits of corporate layering schemes, and that (2) the nationality question
is no longer material because of their subsequent application for FTAA.
Remedial Law
Issue 2: W/N the case has become moot as a result of the MPSA conversion to FTAA
The Grandfather Rule, standing alone, should not be used to determine the Filipino ownership and
control in a corporation, as it could result in an otherwise foreign corporation rendered qualified to
perform nationalized or partly nationalized activities. Hence, it is only when the Control Test is first
complied with that the Grandfather Rule may be applied. Put in another manner, if the subject
corporation’s Filipino equity falls below the threshold 60%, the corporation is immediately considered
foreign-owned, in which case, the need to resort to the Grandfather Rule disappears.
In this case, using the ‘control test’, Narra, Tesoro and MacArthur appear to have satisfied the 60-40
equity requirement. But the nationality of these corporations and the foreign-owned common
investor that funds them was in doubt, hence, the need to apply the Grandfather Rule. ##
Government May be Estopped When Injustice is
Perpetrated As a Result of Its Own Acts (SM
Land vs BCDA, 2015)
SM Land vs BCDA
GR 203655 March 18, 2015 En Banc
GR 203655 August 13, 2014
→ Full Text ←
Facts:
When BCDA opened for disposition its Bonifacio South Property pursuant to RA 7227, SMLI offered
to undertake the development of said property by submitting a succession of unsolicited proposals to
BCDA. BCDA then entered into negotiations with SMLI until the BCDA finally accepted the terms of
the final unsolicited proposal. Their agreement was thereafter reduced into writing through the
issuance of the Certification of Successful Negotiations in 2010.
It was agreed that BCDA accepted SMLI’s unsolicited proposal and declared SMLI eligible to enter
into the proposed Joint Venture activity. It also “agreed to subject SMLI’s Original Proposal to
Competitive Challenge pursuant to NEDA Joint Venture Guidelines, which competitive challenge
process shall be immediately implemented following the Terms of Reference. Moreover, said
Certification provides that the BCDA shall commence the activities for the solicitation for comparative
proposals. Years later however, the BCDA through the issuance of Supplemental Notice No.
5 terminated the competitive challenge for the selection of BCDA’s joint venture partner for the
development of a portion of Fort Bonifacio.
SMLI, through a petition for CPM, argued that BCDA’s unilateral termination of the competitive
challenge is a violation of SMLI’s rights as an original proponent and constitutes abandonment of
BCDA’s contractual obligations. BCDA, on the other hand, responded that it is justifiable since
NEDA JV Guidelines is a mere guideline and not a law, and that the Government has a right to
terminate the competitive challenge when the terms are disadvantageous to public interest.
Issue 1: W/N the NEDA JV Guidelines has the binding effect and force of law
Yes. Administrative issuances, such as the NEDA JV Guidelines, duly promulgated pursuant to the
rule-making power granted by statute, have the force and effect of law. Being an issuance in
compliance with an executive edict, the NEDA JV Guidelines has the same binding effect as if it
were issued by the President himself, who parenthetically is a member of NEDA. As such, no
agency or instrumentality covered by the JV Guidelines can validly deviate from the mandatory
procedures set forth therein, even if the other party acquiesced therewith or not.
Read more
Issue 2: W/N BCDA committed grave abuse of discretion in issuing Supplemental Notice No. 5
Yes. Being an instrumentality of the government, it is incumbent upon the BCDA to abide by the
laws, rules and regulations, and perform its obligations with utmost good faith. It cannot, under the
guise of protecting the public interest, disregard the clear mandate of the NEDA JV Guidelines and
unceremoniously disregard the very commitments it made to the prejudice of the SMLI that
innocently relied on such promises.
To allow BCDA to renege on its statutory and contractual obligations would cause grave prejudice to
petitioner, who already invested time, effort, and resources in the study and formulation of the
proposal, in the adjustment thereof, as well as in the negotiations. To permit BCDA to suddenly
cancel the procurement process and strip SMLI of its earlier-enumerated rights as an Original
Proponent at this point––after the former has already benefited from SMLI’s proposal through the
acquisition of information and ideas for the development of the subject property––would unjustly
enrich the agency through the efforts of petitioner. What is worse, to do so would be contrary to
BCDA’s representations and assurances that it will respect SMLI’s earlier acquired rights, which
statements SMLI reasonably and innocently believed. All told, the BCDA’s acceptance of the
unsolicited proposal and the successful in-depth negotiation cannot be written off as mere mistake or
error that respondents claim to be reversible and not susceptible to the legal bar of estoppel. The
subsequent cancellation of the Competitive Challenge on grounds that infringe the contractual rights
of SMLI and violate the NEDA JV Guidelines cannot be shrouded with legitimacy by invoking the
estoppel rule. ##
Just Compensation Should be Determined at the
Time of Judicial Demand When Property Was
Illegally Taken (DPWH vs Heracleo, 2015
Velasco DISSENT)
Secretary of DPWH vs Heracleo
Case Digest GR 179334 Apr 21 2015
Facts:
Spouses “Heracleo” are the co-owners of a land which is among the private properties traversed by
MacArthur Highway in Bulacan, a government project undertaken sometime in 1940. The taking
was taken without the requisite expropriation proceedings and without their consent. In 1994,
Heracleo demanded the payment of the fair market value of the property. The DPWH offered to pay
0.70 centavos per sqm., as recommended by the appraiser committee of Bulacan. Unsatisfied,
Heracleo filed a complaint for recovery of possession with damages. Favorable decisions were
rendered by the RTC and the CA, with valuation of P 1,500 per sqm and 6% interest per annum from
the time of filing of the until full payment. The SC Division reversed the CA ruling and held that
computation should be based at the time the property was taken in 1940, which is 0.70 per sqm. But
because of the contrasting opinions of the members of the Division and transcendental importance
of the issue, the case was referred to the En Banc for resolution.
Issue 1: W/N the taking of private property without due process should be nullified
No. The government’s failure to initiate the necessary expropriation proceedings prior to actual
taking cannot simply invalidate the State’s exercise of its eminent domain power, given that the property
subject of expropriation is indubitably devoted for public use, and public policy imposes upon the
public utility the obligation to continue its services to the public. To hastily nullify said expropriation in
the guise of lack of due process would certainly diminish or weaken one of the State’s inherent
powers, the ultimate objective of which is to serve the greater good.
Thus, the non-filing of the case for expropriation will not necessarily lead to the return of the property
to the landowner. What is left to the landowner is the right of compensation.
Issue 2: W/N compensation is based on the market value of the property at the time of taking
Yes. While it may appear inequitable to the private owners to receive an outdated valuation, the
long-established rule is that the fair equivalent of a property should be computed not at the time of
payment, but at the time of taking. This is because the purpose of ‘just compensation’ is not to
reward the owner for the property taken but to compensate him for the loss thereof. The owner should
be compensated only for what he actually loses, and what he loses is the actual value of the
property at the time it is taken.
Issue 3: W/N the principle of equity should be applied in this case
No. The Court must adhere to the doctrine that its first and fundamental duty is the application of the
law according to its express terms, interpretation being called for only when such literal application is
impossible. To entertain other formula for computing just compensation, contrary to those
established by law and jurisprudence, would open varying interpretation of economic policies – a
matter which this Court has no competence to take cognizance of. Equity and equitable principles
only come into full play when a gap exists in the law and jurisprudence.
Velasco Dissent:
The State’s power of eminent domain is not absolute; the Constitution is clear that no person shall
be deprived of life, liberty and property without due process of law. As such, failure of the
government to institute the necessary proceedings should lead to failure of taking an individual’s
property. In this case, since the property was already taken, the complainants must be equitably
compensated for the loss thereof.
For purposes of “just” compensation, the value of the land should be determined from the time the
property owners filed the initiatory complaint, earning interest therefrom. To hold otherwise would
validate the State’s act as one of expropriation in spite of procedural infirmities which, in turn, would
amount to unjust enrichment on its part. To continue condoning such acts would be licensing the
government to continue dispensing with constitutional requirements in taking private property.
→
In 1988, the OSG moved to dismiss the government’s case against TADECO. The CA dismissed it,
but the dismissal was subject to the condition that TADECO shall obtain the approval of FWB (farm
worker beneficiaries) to the SDP (Stock Distribution Plan) and to ensure its implementation.
Sec 31 of the CARP Law allows either land transfer or stock transfer as two alternative modes in
distributing land ownership to the FWBs. Since the stock distribution scheme is the preferred option
of TADECO, it organized a spin-off corporation, the Hacienda Luisita Inc. (HLI), as vehicle to
facilitate stock acquisition by the farmers.
After conducting a follow-up referendum and revision of terms of the Stock Distribution Option
Agreement (SDOA) proposed by TADECO, the Presidential Agrarian Reform Council (PARC), led by
then DAR Secretary Miriam Santiago, approved the SDP of TADECO/HLI through Resolution 89-12-
2 dated Nov 21, 1989.
From 1989 to 2005, the HLI claimed to have extended those benefits to the farmworkers. Such claim
was subsequently contested by two groups representing the interests of the farmers – the HLI
Supervisory Group and the AMBALA. In 2003, each of them wrote letter petitions before the DAR
asking for the renegotiation of terms and/or revocation of the SDOA. They claimed that they haven’t
actually received those benefits in full, that HLI violated the terms, and that their lives haven’t really
improved contrary to the promise and rationale of the SDOA.
The DAR created a Special Task Force to attend to the issues and to review the terms of the SDOA
and the Resolution 89-12-2. Adopting the report and the recommendations of the Task Force, the
DAR Sec recommended to the PARC (1) the revocation of Resolution 89-12-2 and (2) the acquisition
of Hacienda Luisita through compulsory acquisition scheme. Consequently, the PARC revoked the
SDP of TADECO/HLI and subjected those lands covered by the SDP to the mandated land
acquisition scheme under the CARP law. These acts of the PARC was assailed by HLI via Rule 65.
On the other hand, FARM, an intervenor, asks for the invalidation of Sec. 31 of RA 6657, insofar as
it affords the corporation, as a mode of CARP compliance, to resort to stock transfer in lieu of
outright agricultural land transfer. For FARM, this modality of distribution is an anomaly to be
annulled for being inconsistent with the basic concept of agrarian reform ingrained in Sec. 4, Art. XIII
of the Constitution.
Administrative Law
Issue 1: W/N PARC has the authority to revoke the Stock Distribution Plan or SDP
Constitutional Law
Issue 2: W/N the Court may exercise its power of judicial review over the constitutionality of Sec 31 of RA
6657
Statutory Construction
Issue 3: W/N Sec 31 of RA 6657 is consistent with the Constitution’s concept of agrarian reform
* The SC, through a resolution dated Nov 21 2011 of the motion for reconsideration filed by HLI,
affirmed the revocation of HLI’s SDP and the placing of Hacienda Luisita under the compulsory land
distribution scheme of the CARP law. It was also held that the date of taking was Nov 21 1989, when
the PARC, by Resolution 89-12-2, approved the SDP of HLI. ##
→ Full Text ←
Kolin Electronics opposed the application on the ground that the trademark “KOLIN” is identical, if
not confusingly similar, with its registered trademark “KOLIN” which covers the following products
under Class 9 of the Nice Classification (NCL): automatic voltage regulator, converter, recharger,
stereo booster, AC-DC regulated power supply, step-down transformer, and PA amplified AC-DC.
Kolin Electronics argued that the products are not only closely-related because they fall under the
same classification, but also because they are inherently similar for being electronic products and
are plugged into electric sockets and perform a useful function.
Second, the ordinarily intelligent buyer is not likely to be confused. The distinct visual and aural
differences between the two trademarks “KOLIN”, although appear to be minimal, are sufficient to
distinguish between one brand or another. The casual buyer is predisposed to be more cautious,
discriminating, and would prefer to mull over his purchase because the products involved are various
kind of electronic products which are relatively luxury items and not considered affordable. They are
not ordinarily consumable items such as soy sauce, ketsup or soap which are of minimal cost.
Hence, confusion is less likely. ##
When their 5-month contract with AC Sicat were about to expire, they allegedly sought renewal
thereof, which was allegedly refused. This prompted them to file for complaints of illegal dismissal,
regularization, nonpayment of service incentive leave, 13thmonth pay, and actual and moral
damages against Fonterra, Zytron and AC Sicat.
Hence, the expiration of their contract with AC Sicat simply caused the natural cessation of their
fixed-term employment thereat. ##
Witness Pinon also testified that, being Zabala’s girlfriend, she were with him at the store which was
near Alas’ house at that time. She saw Zabala climb the fence, scale and enter Alas house, and
noticed that when he returned, he had a bulge in his pocket. Day after that, they went to Greenhills,
where Zabala bought two Nokia phones worth about P8,500.
Issue 1: W/N the corpus delicti of the crime was established in this case
No. In theft, corpus delicti has two elements, namely: (1) that the property was lost by the owner,
and (2) that it was lost by felonious taking.
First, nobody saw Zabala entered the room of Alas where the money was hidden. Pinon merely saw
that Zabala scaled the fence of Alas house and entered it. Second, all that Pinon saw was the bulge
in Zabala’s pocket; her testimony does not show that the bulge was the P68k which was supposedly
stolen. These testimonies failed to prove the fact that the P68k was lost and that Zabala unlawfully
took it. Hence, the evidence presented was not sufficient to prove the fact of the crime of theft.
Issue 2: W/N the circumstantial evidence presented is sufficient to prove Zabala’s guilt beyond
reasonable doubt
No. The rule in circumstantial evidence cases is that the evidence must exclude the possibility that
some other person committed the crime.
In this case, the prosecution failed to adduce evidence that at the time the theft was committed,
there was no other person inside the house of Alas, or that no other person could have taken the
money from the closet of Alas. They failed to prove that culpability could only belong to Zabala, and
not to some other person. Hence, Zabala must be acquitted in the absence of proof beyond
reasonable doubt. ##
Relevant Laws
Existence of a Priorly-Issued Title Must be
Established in Order to Grant Reconstitution
under RA 26 (Rep vs Sanchez, 2014)
Republic vs Heirs of Donato Sanchez
Case Digest GR 212388 Dec 10 2014
→ Full Text ←
Facts:
When Spouses Sanchez died intestate, their Heirs executed a deed of extrajudicial partition over a
lot of which owner’s copy of the OCT is missing. Since they cannot register the Deed without the
OCT, they sought for the reconstitution, pursuant to RA 26, of the said OCT. They alleged in their
petition that OCT 45361 covers a lot that was issued in the name of their predecessors-in-interest –
Spouses Sanchez – pursuant to Decree 418121 which was in relation to a court decision in 1930.
Among the evidences presented are: (1) a certification from the RD that the copies of the OCT and
the decree which issued it cannot be found among its records, (2) the court decision in 1930
adjudicating the lot in the name of spouses Sanchez, and (3) certified true copy of the Registrar’s
Index Card containing the notation that the OTC was listed under the name of one of the spouse
Sanchez. Since there is no copy of the OCT in the RD records, there was no certification from the
RD that the OCT was either lost or destroyed.
Issue 2: W/N reconstitution of OCT is proper when the only evidences presented to support its
existence are derivative titles
No. Assuming that there was sufficient evidence to prove the existence of the OCT considering the
totality of evidence presented, still, reconstitution of the OCT is not warranted. Under Sec 15 of RA
26, before a certificate of title which has been lost or destroyed may be reconstituted, it must first be
proved by the claimants that the certificate of title was still in force at the time it was lost or
destroyed, among others.
First, the mere existence of the derivative titles which contain the notations that “the name of the
registered owner of OCT 45361 is not available as per certification of the RD” clearly shows that the
OCT which the Heirs seek to be reconstituted is no longer in force, rendering the procedure, if
granted, a mere superfluity
Second, the necessary certification from the RD that said OCT was in force at the time it was lost or
destroyed is lacking. The presentation of alleged derivative titles will not suffice to replace this
certification because the titles do not authenticate the issuance of OCT No. 45361 having been
issued by the RD without any basis from its official records. Hence, the OCT cannot be reconstituted
because clearly it was no longer in force.
Notes:
The proper procedure when seeking the reconstitution of an Original Certificate of Title is to file a
petition for the cancellation of the decree, re-issuance of the decree and issuance of OCT pursuant
to the re-issued decree.
The RTC decided the petition on the basis of the CSC memo circular 82 which states that the non-
issuance of a restraining order or injunction would make the CSC resolution executory pending
appeal. Since there was no TRO or injunction, and its opinion that the CA decision would not
constitute res judicata or in any way affect the petition for mandamus, the RTC issued a writ of
mandamus and went even further in deciding that the appointments were valid.
Issue: W/N it is proper for the RTC to take cognizance of the petition for mandamus even while
the issues involved is still pending resolution before the CA
Held:
No. First, it is erroneous for the RTC to opine that the CA decision would not affect the petition
before it because clearly, the mandamus petition heavily relies on the validity or invalidity of the
appointments which issue is yet to be resolved by the CA. Second, even while there is no
preliminary injunction or TRO issued by the higher court, ordinarily it would be proper for a lower
court or a court of origin to suspend the proceedings on the precept of judicial courtesy. Hence, the
RTC erred when it decided on the mandamus petition for disregarding such principle. ##
→ Full Text ←
After proceedings, the RTC issued a compensation order directing PPA to pay the lot owners the
amount of P 5,500 per sqm as just compensation. Upon motion, the RTC granted the issuance of a
writ of execution pending appeal and issued the writ of execution thereafter. Subsequently, the
sheriff served the Notice of Garnishment to the LBP Batangas City Branch.
Further, there is nothing in RA No. 8974 which expressly provides that it should have retroactive
effect. Neither is retroactivity necessarily implied from RA No. 8974 or in any of its
provisions. Hence, it cannot be applied retroactively in relation to this case.
Note:
RA 8974 amended Rule 67 effective November 26, 2000, but only with regard to the expropriation
of right-of-way sites and locations for national government infrastructure projects. On the other hand,
in all other expropriation cases outside of right-of-way sites or locations for national government
infrastructure projects, the provisions of Rule 67 of the Rules of Court shall still govern. #
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When martial law started in 1972, several presidential decrees were issued to improve the coconut
industry through the collection and use of the coconut levy fund:
PD 276 established the Coconut Consumers Stabilization Fund (CCSF) and declared the proceeds
of the CCSF levy as trust fund, to be utilized to subsidize the sale of coconut-based products, thus
stabilizing the price of edible oil.
PD 582 created the Coconut Industry Development Fund (CIDF) to finance the operation of a hybrid
coconut seed farm.
In 1973, PD 232 created the Philippine Coconut Authority (PCA) to accelerate the growth and
development of the coconut and palm oil industry.
Then came P.D. No. 755 in July 1975, providing under its Section 1 the policy to provide readily
available credit facilities to the coconut farmers at preferential rates. Towards achieving this, Section
2 of PD 755 authorized PCA to utilize the CCSF and the CIDF collections to acquire a commercial
bank and deposit the CCSF levy collections in said bank, interest free, the deposit withdrawable only
when the bank has attained a certain level of sufficiency in its equity capital. It also decreed that all
levies PCA is authorized to collect shall not be considered as special and/or fiduciary funds or form part
of the general funds of the government.
Both P.D. Nos. 961 and 1468 also provide that the CCSF shall not be construed by any law as a
special and/or trust fund, the stated intention being that actual ownership of the said fund shall pertain
to coconut farmers in their private capacities.
Shortly before the issuance of PD 755 however, PCA had already bought from Peping Cojuangco
72.2% of the outstanding capital stock of FUB / UCPB. In that contract, it was also stipulated that
Danding Cojuanco shall receive equity in FUB amounting to 10%, or 7.22 % of the 72.2%, as
consideration for PCA’s buy-out of what Danding Conjuanco claim as his exclusive and personal
option to buy the FUB shares.
The PCA appropriated, out of its own fund, an amount for the purchase of the said 72.2% equity. It
later reimbursed itself from the coconut levy fund.
While the 64.98% (72.2 % – 7.22%) portion of the option shares ostensibly pertained to the farmers,
the corresponding stock certificates supposedly representing the farmers equity were in the name of
and delivered to PCA. There were, however, shares forming part of the 64.98% portion, which ended
up in the hands of non-farmers. The remaining 27.8% of the FUB capital stock were not covered by
any of the agreements.
Through the years, a part of the coconut levy funds went directly or indirectly to various projects
and/or was converted into different assets or investments. Of particular relevance to this was their
use to acquire the FUB / UCPB, and the acquisition by UCPB, through the CIIF and holding
companies, of a large block of San Miguel Corporation (SMC) shares.
Issue 1: W/N the mandate provided under PD 755, 961 and 1468 that the CCSF shall not be
construed by any law as a special and/or trust fund is valid
No. The coconut levy funds can only be used for the special purpose and the balance thereof should
revert back to the general fund.
Article VI, Section 29 (3) of the Constitution provides that all money collected on any tax levied for a special
purpose shall be treated as a special fund and paid out for such purpose only, and if the purpose for which
a special fund was created has been fulfilled or abandoned, the balance, if any, shall be transferred
to the general funds of the Government. Here, the CCSF were sourced from forced exactions with
the end-goal of developing the entire coconut industry. Therefore, the subsequent reclassification of
the CCSF as a private fund to be owned by private individuals in their private capacities under P.D.
Nos. 755, 961 and 1468 is unconstitutional.
Not only is it unconstitutional, but the mandate is contrary to the purpose or policy for which the coco
levy fund was created.
Issue 2:
W/N the coco levy fund may be owned by the coconut farmers in their private capacities
No. The coconut levy funds are in the nature of taxes and can only be used for public purpose. They
cannot be used to purchase shares of stocks to be given for free to private individuals. Even if the
money is allocated for a special purpose and raised by special means, it is still public in character.
Accordingly, the presidential issuances which authorized the PCA to distribute, for free, the shares of
stock of the bank it acquired to the coconut farmers under such rules and regulations the PCA may
promulgate is unconstitutional.
It is unconstitutional because first, it have unduly delegated legislative power to the PCA, and
second, it allowed the use of the CCSF to benefit directly private interest by the outright and
unconditional grant of absolute ownership of the FUB/UCPB shares paid for by PCA entirely with the
CCSF to the undefined “coconut farmers”, which negated or circumvented the national policy or
public purpose declared by P.D. No. 755.
Hence, the so-called Farmers’ shares do not belong to the coconut farmers in their private
capacities, but to the Government. The coconut levy funds are special public funds and any property
purchased by means of the coconut levy funds should likewise be treated as public funds or public
property, subject to burdens and restrictions attached by law to such property. ##
→ Full Text ←
Following the retirement of Carague on February 2, 2008 and during the fourth year of Villar as COA
Commissioner, Villar was designated as Acting Chairman of COA from February 4, 2008 to April 14,
2008. Subsequently, on April 18, 2008, Villar was nominated and appointed as Chairman of the
COA. Shortly thereafter, the Commission on Appointments confirmed his appointment. He was to
serve as Chairman of COA, as expressly indicated in the appointment papers, until the expiration of
the original term of his office as COA Commissioner or on February 2, 2011.
Reappointment found in Sec. 1(2), Art. IX(D) means a movement to one and the same office
(Commissioner to Commissioner or Chairman to Chairman). On the other hand, an appointment
involving a movement to a different position or office (Commissioner to Chairman) would constitute a
new appointment and, hence, not, in the strict legal sense, a reappointment barred under the
Constitution.
Issue 2: W/N the appointment of Villar to the position of COA Chairman which is made vacant
by the expiration of term of the predecessor is valid
No. The Constitution clearly provides that if the vacancy results from the expiration of the term of the
predecessor, the appointment of a COA member shall be for a fixed 7-year term.
Here, the vacancy in the position of COA chairman left by Carague in February 2, 2008 resulted
from the expiration of his 7-year term. Under that circumstance, there can be no unexpired portion of
the term of the predecessor to speak of. Hence, in light of the 7-year aggregate rule, Villar’s
appointment to a full term is not valid as he will be allowed to serve more than seven 7 years under
the constitutional ban.
Villar had already served 4 years of his 7-year term as COA Commissioner. A shorter term, however,
to comply with the 7-year aggregate rule would also be invalid as the corresponding appointment
would effectively breach the clear purpose of the Constitution of giving to every appointee so
appointed subsequent to the first set of commissioners, a fixed term of office of 7 years.
Notes:
A. One of the doctrinal guidelines outlined in Matibag vs Benipayo has been effectively abandoned by the
Court’s pronouncement in this case.
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Immediately after the property was vacated, Garcia took possession and began constructing
townhouses thereon without the Sanchezes’ knowledge and consent. While these developments
were ongoing, Garcia failed to pay the purchase price. Subsequently, the Sanchezes were given six
checks representing the amount of the purchase price. Four of these checks were postdated, thus
further delaying their overdue payment. To properly document the check payments, they made an
agreement stipulating that if one of the checks were dishonored, the Sanchezes may rescind the
contract.
The last two checks were dishonored, so the Sanchezes rescinded the contract and demanded from
Garcia the return of the TCT. However, Garcia refused to return the documents and vacate the
property.
Meanwhile, the Sanchezes found out that Garcia/TSEI were selling townhouses situated in the
property. So they informed the HLURB, the City Building Official and the RD in Quezon City, of the
illegal constructions being made thereon. The HLURB issued a Cease and Decease Order enjoining
Garcia / TSEI from further developing and selling the townhouses. Such orders were left unheeded.
In fact, Garcia were already able to sell many of the units to different individuals and entities, and
even mortgaged the property. Consequently, the Sanchezes filed before the RTC a complaint for
rescission, restitution and damages with TRO.
The purchasers and mortgagee who are the intervenors in this case were found by the court to be in
bad faith. On the other hand, the Sanchezes were held to be in good faith and not negligent.
Issue 1: W/N rescission of the contract was barred by the subsequent transfer of the property
No. Under Article 1191 of the Civil Code, rescission is available to a party in a reciprocal obligation
where one party fails to comply with it. As an exception to this rule, Article 1385 provides that
rescission shall not take place if the subject matter of the prior agreement is already in the hands of
a third party who did not act in bad faith.
Here, the failure of Garcia/TSEI to pay the consideration for the sale of the property entitled the
Sanchezes to rescind the Agreement. And in view of the finding that the intervenors acted in bad
faith in purchasing the property from Garcia, the subsequent transfer in their favor did not and
cannot bar rescission.
Issue 2: W/N Article 449 – 450 of the Civil Code is applicable to the Sanchezes
Yes. Bad faith on the part of the purchasers leads to the application of Art 449-450.
Consequently, the Sanchezes have the following options: (1) acquire the property with the
townhouses and other buildings and improvements that may be thereon without indemnifying TSEI
or the intervenors; (2) demand from TSEI or the intervenors to demolish what has been built on
the property at the expense of TSEI or the intervenors; or (3) ask the intervenors to pay the price of
the land.
As such, the Sanchezes must choose from among these options within 30 days from finality of the
decision. Should the Sanchezes opt to ask from the intervenors the value of the land, the case shall
be remanded to the RTC for the sole purpose of determining the fair market value of the lot at the
time the same were taken from the Sanchezes. If the Sanchezes decide to appropriate the
townhouses, other structures and improvements as their own pursuant to Art 449, then the
intervenors-purchasers shall be ordered to vacate said premises within a reasonable time from
notice of the finality of the decision by the Sanchezes. They have a right to recover their investment
in the townhouses from Garcia and TSEI. If the Sanchezes do not want to make use of the
townhouses and improvements on the subject lot, then the purchasers can be ordered to demolish
said townhouses or if they don’t demolish the same within a reasonable time, then it can be
demolished at their expense. On the 3rd option, if the Sanchezes do not want to appropriate the
townhouses or have the same demolished, then they can ask that the townhouse purchasers pay
to them the fair market value of the respective areas allotted to their respective townhouses subject
of their deeds of sale. ##
Relevant Provisions
Rescission and Exceptions
Builders in Bad Faith
As between actual use of a mark without registration, and registration of the mark without actual use
thereof, the former prevails over the latter. Hence, EYIS is entitled to the registration of the mark in
its name. ##
Notes
Sec 122: How Marks are Acquired
Sec 123: Registrability
Registration is Only Presumptive of Ownership (Shangri-la vs Developers, 2006)
Registration is Not A Mode of Acquiring Ownership
Actual Use In Commerce is Required to Establish Right of Ownership