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199648
Facts:
Desiring to expand business and add to its existing offices,
Securitron Security Services (Securitron) through its General
Manager, Antonio Eleazea, sent a letter to Carolina Young, the
Executive Vice-President of First Optima Realty Corporation (First
Optima), owner of the lot adjacent to the offices of Securitron,
offering to buy the property at P6,000.00 per square meter.
Although a series of telephone calls were made between Elazaer
ang Youngs secretary, no direct negotiation occurred between
Young or the board or directors, and Eleazar.
Subsequently,
Eleazer went directly to First Optimas office offering to pay the
property in cash which he brought with him, but Young refused to
accept the payment, averring that she still need to secure her
sisters advice. She also informed him that prior approval of the
Board of Directors is required for the sale. Eleazar then told her he
will await the approval.
By letter dated February 4, 2005,
Securiton sent a letter to First Optima, enclosing therewith a check
for P100,000.00 payable to the latter. It stated that As agreed
upon, we are making a deposit of ONE HUNDRED THOUSAND
PESOS (Php 100,000.00) as earnest money for your property at the
corner of Layug St., & Lim-An St., Pasay City as per TCT No. 125318
with an area of 256 sq. m. at 6,000.00/ sq. m. for a total of ONE
MILLION FIVE HUNDRED THIRTY SIX THOUSAND PESOS (Php
1,536,000.00). Full payment upon clearing of the tenants at said
property and signing of the Deed of Sale.. The letter was received
by an ordinary receiving clerk/receipt who issued a Provisional
Receipt for the same with an annotation This is issued to
transactions not yet cleared but subsequently an Official Receipt
will be issued. x x x.
Despite the delicate nature of the
Facts:
Plaintiffs Sps. Gaston Jaque and Lilia Jaque initiated a
Complaint for Ownership and Recovery of Possession against
Defendants Sps. Felipe Solitarios and Julia Torda.
Plaintiffs alleged that they purchased Lot 4089 from the
[defendants], spouses Solitarios in stages. According to [plaintiffs],
they initially bought one-half of Lot No. 4089 for 7,000.00. This sale
is allegedly evidenced by a notarized Deed of Sale dated May 8,
1981. Two months later, the spouses Solitarios supposedly
mortgaged the remaining half of Lot 4089 to the Jaques via a Real
Estate Mortgage (REM) dated July 15, 1981, to secure a loan
amounting to 3,000.00 After almost two (2) years, the spouses
Solitarios finally agreed to sell the mortgaged half. However,
instead of executing a separate deed of sale for the second half,
they executed a Deed of Sale dated April 26, 1983 for the whole lot
to save on taxes, by making it appear that the consideration for
the sale of the entire lot was only 12,000.00 when the Jaques
actually paid 19,000.00 in cash and condoned the spouses
Solitarios 3,000.00 loan. As a result, the tile was transferred and
registered from defendants to plaintiffs.
Held:
The parties entered into an equitable mortgage over the
lot, and not an absolute contract of sale. Thus, the transaction
between the parties of the present case is actually one of equitable
mortgage pursuant to the foregoing provisions of the Civil Code. It
has never denied by respondents that the petitioners, the spouses
Solitarios, have remained in possession of the subject property and
exercised acts of ownership over the said lot even after the
purported absolute sale of Lot 4089. This fact is immediately
apparent from the testimonies of the parties and the evidence
extant on record, showing that the real intention of the parties was
for the transaction to secure the payment of a debt. Nothing
more.
It was more evident during proceedings. During pre-trial,
the Jaques admitted that the spouses Solitarios were in possession
of the subject property. Gaston Jaque likewise confirmed that
petitioners were allowed to produce copra and till the rice field,
which comprise one-half of the lot that was previously covered by
the real estate mortgage, after said portion was allegedly sold to
them.
Citing a previous case, it was held that a purported
contract of sale where the vendor remains in physical possession
of the land, as lessee or otherwise, is an indicium of an equitable
mortgage the reason for this rule lies in the legal reality that in a
contract of sale, the legal title to the property is immediately
Ponente: Brion, J.
3. Earlier or on June 22, 1949, Mancol sold to Cenon the 1,600square meter portion of Parcel 2 through a notarized deed entitled
"Escritura de Compra-Venta Absoluta."
Facts:
1. The Spouses Ceferino (also known as Rufino) Soliva and Juana
Endeza possessed and owned, during their lifetime, three parcels
of land in Calbayog City, specifically:
(1) a 1.436-hectare lot (Parcel 1) under Tax Declaration
(TD) No. 42753;
(2) a 9,447-square meter lot (Parcel 2) under TD No.
24419, (a 1,600-square meter portion of this lot, however,
was owned by Brigida Mancol which the spouses held for
Mancol as her tenants); and
(3) a 5,136-square meter Riceland under TD No. 14298.
Romeo as
defendant.
b. Antero, et al. prayed the RTC to: (1) declare the 1970 Pacto de
Retro Sale as an equitable mortgage; (2) order the partition of
Parcels 1 and 2; (3) order Cenons heirs to account for the proceeds
of the sale of the portion of Parcel 2 which Cenon sold to Roleda,
with legal interest to be counted from 1986; and (4) order SEI to
vacate the premises and to pay rentals in the amount of 500.00 a
month until the termination of the action.
plaintiffs,
and
impleading
the
SEI
as
additional
2. But, since Severino had already received his share in 1959, only
Victoriano, Antero and Dorotea, as represented by her heirs Sergio
and Romeo, are entitled to participate in its partition.
13. While this case was pending before the Court, Antero Soliva
died on February 15, 2004.20 He was survived by his wife, Erlinda C.
Soliva, and nine (9) children namely: Peter, Susan, Antonio, Antero,
Jr., Marlen, Garry, and Annerliza (all surnamed Soliva), Yolanda S.
Ibay, and Rosalinda S. Tindogan.
Issues:
Whether Cenon validly acquired ownership of Parcel 2 by virtue of
the "Escritura de Compra-Venta Absoluta."
Whether the CA correctly applied the concept of accretion, under
Article 1015 of the Civil Code, in distributing Severinos supposed
share in Parcel 2 in favor of Ceferinos other heirs.
Whether the 1970 Pacto de Retro sale was an equitable mortgage
under Article 1602 of the Civil Code.
Assuming that the 1970 Pacto de Retro sale was a true sale, not an
equitable mortgage, whether it covered only Juanas 6/10 share in
Parcel 2; and whether Ceferinos heirs still have 30 days from
finality of the RTC decision to repurchase the property.
Whether Roleda and SEI were buyers in bad faith.
Held:
Roleda fell well within his share in Parcel 2 which, consistent with
his ownership, he had every right to dispose of.
Additionally, Cenon presented
property, which were all in his name.
several
TDs,
for
the
3. On June 10, 1983, Batas Pambansa (BP) Blg. 412, entitled "An
Act Converting the Cebu School of Arts and Trades in Cebu City into
a Chartered College to be Known as the Cebu State College of
Science and Technology, Expanding its Jurisdiction and Curricular
Programs" took effect.
a. It incorporated and consolidated several schools in the Province
of Cebu, including the SAITS, as part of the Cebu State College of
Science and Technology (CSCST).
b. The law also transferred all personnel, properties, including
buildings, sites, and improvements, records, obligations, monies
and
appropriations
of
SAITS
to
the
CSCST.
4. In the meantime, the Province of Cebu sought to recover the 41
parcels of land it previously donated to SALIS on the basis of an
initial report of its provincial attorney that SAHS had no personality
to accept the donation, and thus, the deed it executed was void.
5.
On August 19, 1988, respondents Luis, Gabriel, Francis,
Thelma,-all surnamed Misterio, and Estella S. Misterio-Tagimacruz,
as heirs of the late Asuncion Sadaya, informed the then Governor
of the Province of Cebu, Emilio Osmena, through a tetter, of their
there
be
an
agreement,
the
period
cannot
years.
held
to
be
void
for
being
against
public
policy. 32
restrictive
and
limitative. (10
Manresa)
SPOUSES
JAIME
SEBASTIAN
AND
EVANGELINE
SEBASTIAN, Petitioners,
vs.
BPI FAMILY BANK, INC., CARMELITA ITAPO AND BENJAMIN
HAO, Respondents.
Ponenete: Bersamin, J.
Facts:
1. The petitioners are spouses who used to work for BPI Family.
a. At the time material to this case, Jaime was the Branch Manager
of BPI Familys San Francisco del Monte Branch in Quezon City and
Evangeline was a bank teller at the Blumentritt Branch in Manila.
a. They therein alleged that their obligation was not yet due and
demandable considering that the legality of their dismissal was still
pending resolution by the labor court; hence, there was yet no
basis for the foreclosure of the mortgaged property; and that the
property sought to be foreclosed was a family dwelling in which
they and their four children resided.
13. In its answer with counterclaim, 17 BPI Family asserted that the
loan extended to the petitioners was a special privilege granted to
its employees; that the privilege was coterminous with the tenure
of the employees with the company; and that the foreclosure of the
mortgaged property was justified by the petitioners failure to pay
their past due loan balance.
14. On June 27, 1995, the RTC rendered judgment dismissing their
case as well as the defendant banks counterclaim without any
pronouncement as to costs.
Issue:
Whether the foreclosure of the real estate mortgage on the
petitioners family home is in order.
Held:
The petition for review has no merit.
xxxx
xxxx
letter-
then, and in any such event, the Bank may by written notice to the
Borrower cancel the Commitment and/or declare all amounts owing
to the Bank under this Agreement and the Note(s), whether of
principal, interest or otherwise, to be forthwith due and payable,
whereupon all such amounts shall become immediately due and
payable without demand or other notice of any kind, all of which
are expressly waived by the Borrower. The Borrower shall pay on
demand by the Bank, in respect of any amount or principal paid in
advance of stated maturity pursuant to this Section 7, a
prepayment penalty equal to the rate mentioned in Section 2.07
(c).40
SO ORDERED.