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Prof. Joselito Guianan Chan's The Labor Code of the Philippines, Annotated Labor Standards & Social Legislation Volume I of a 3-Volume Series 2019 Edition (3rd Revised Edition)
 

 
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UNITED STATES SUPREME COURT JURISPRUDENCE
 

 
PHILIPPINE SUPREME COURT JURISPRUDENCE
 

   
January-2000 Jurisprudence                 

  • G.R. No. 123951 January 10, 2000 - ROMEO RANOLA, ET AL. v. COURT OF APPEALS, ET AL.

  • A.M. No. P-00-1360 January 18, 2000 - ELISEO SOREÑO v. RHODERICK MAXINO, ET AL.

  • G.R. No. 114683 January 18, 2000 - JESUS C. OCAMPO v. OFFICE OF THE OMBUDSMAN, ET AL.

  • G.R. Nos. 118441-42 January 18, 2000 - ARMANDO JOSE, ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 119594 January 18, 2000 - PEOPLE OF THE PHIL. v. BENZON ONG

  • G.R. No. 125994 January 18, 2000 - PEOPLE OF THE PHIL. v. BENJAMIN ANDALES

  • G.R. No. 127135 January 18, 2000 - EASTERN ASSURANCE AND SURETY CORP. (EASCO) v. COURT OF APPEALS, ET AL.

  • G.R. No. 129846 January 18, 2000 - REPUBLIC OF THE PHIL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 130944 January 18, 2000 - PEOPLE OF THE PHIL. v. VICENTE ALIB, ET AL.

  • G.R. No. 131675 January 18, 2000 - PEDRO C. LAMEYRA v. GEORGE S. PANGILINAN

  • G.R. No. 132378 January 18, 2000 - ROGELIO JUAN v. PEOPLE OF THE PHIL.

  • G.R. No. 132767 January 18, 2000 - PHIL. VETERANS BANK v. COURT OF APPEALS, ET AL.

  • G.R. No. 134854 January 18, 2000 - FELIZARDO S. OBANDO, ET AL. v. EDUARDO F. FIGUERAS, ET AL.

  • G.R. No. 139465 January 18, 2000 - SECRETARY OF JUSTICE v. RALPH C. LANTION, ET AL.

  • A.M. No. MTJ-00-1245 January 19, 2000 - ANTONIO YU-ASENSI v. FRANCISCO D. VILLANUEVA

  • A.M. No. MTJ-97-1129 January 19, 2000 - FLAVIANO B. CORTES v. FELINO BANGALAN

  • A.M. No. RTJ-99-1513 January 19, 2000 - ALFREDO B. ENOJAS v. EUSTAQUIO Z. GACOTT

  • G.R. No. 107320 January 19, 2000 - A’ PRIME SECURITY SERVICES v. NLRC, ET AL.

  • G.R. Nos. 113666-68 January 19, 2000 - GOLDEN DONUTS, INC. v. NLRC, ET AL.

  • G.R. No. 114761 January 19, 2000 - ALEMAR’S SIBAL & SONS v. NLRC, ET AL.

  • G.R. No. 119217 January 19, 2000 - PEOPLE OF THE PHIL. v. MIGUEL S. LUCBAN

  • G.R. No. 122104 January 19, 2000 - PEOPLE OF THE PHIL. v. PEPITO ORBITA, ET AL.

  • G.R. Nos. 122297-98 January 19, 2000 - CRESCENTE Y. LLORENTE v. SANDIGANBAYAN, ET AL.

  • G.R. No. 122739 January 19, 2000 - PEOPLE OF THE PHIL. v. JOSE M. PANTORILLA, ET AL.

  • G.R. No. 123655 January 19, 2000 - ANGEL BAUTISTA v. COURT OF APPEALS, ET AL.

  • G.R. No. 123183 January 19, 2000 - PEOPLE OF THE PHIL. v. RUBEN SISON

  • G.R. No. 126516 January 19, 2000 - PEOPLE OF THE PHIL. v. SHIRLEY ALAO

  • G.R. No. 127572 January 19, 2000 - PEOPLE OF THE PHIL. v. SALVADOR VILLAR

  • G.R. No. 129072 January 19, 2000 - PEOPLE OF THE PHIL. v. ANTONIO ABUBU

  • G.R. No. 130957 January 19, 2000 - VH MANUFACTURING v. NLRC, ET AL.

  • G.R. No. 132152 January 19, 2000 - PEOPLE OF THE PHIL. v. EUGENIO ADRALES, ET AL.

  • G.R. No. 132248 January 19, 2000 - ERLINDA C. PEFIANCO v. MARIA LUISA C. MORAL

  • G.R. No. 132657 January 19, 2000 - WILLIAM DIU, ET AL. v. DOMINADOR IBAJAN, ET AL.

  • G.R. Nos. 132779-82 January 19, 2000 - PEOPLE OF THE PHIL. v. DONATO BERNALDEZ

  • G.R. No. 134003 January 19, 2000 - PEOPLE OF THE PHIL. v. ALBERT NAGUM

  • G.R. No. 134329 January 19, 2000 - VERONA PADA-KILARIO, ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 134535 January 19, 2000 - PEOPLE OF THE PHIL. v. ALEJANDRO MAGNO, ET AL.

  • G.R. No. 137560 January 19, 2000 - MARIA G. CRUZ, ET AL. v. COURT OF APPEALS, ET AL.

  • A.C. No. 4749 January 20, 2000 - SOLIMAN M. SANTOS, JR. v. FRANCISCO R. LLAMAS

  • Adm. Matter No. MTJ-00-1241 January 20, 2000 - NAPOLEON S. VALENZUELA v. REYNALDO B. BELLOSILLO

  • A.M. No. MTJ-00-1242 January 20, 2000 - DANIEL DUMO, ET AL. v. ROMEO V. PEREZ

  • A.M. No. RTJ-00-1522 January 20, 2000 - ROMULO SJ TOLENTINO v. POLICARPIO S. CAMANO

  • G.R. No. 76371 January 20, 2000 - MARIANO TURQUESA, ET AL. v. ROSARIO VALERA, ET AL.

  • G.R. No. 87134 January 20, 2000 - PHIL. REGISTERED ELECTRICAL PRACTITIONERS, ET AL. v. JULIO FRANCA, ET AL.

  • G.R. Nos. 100718-19 January 20, 2000 - PEOPLE OF THE PHIL. v. FREDDIE JUAN, ET AL.

  • G.R. No. 106282 January 20, 2000 - PEOPLE OF THE PHIL. v. QUINCIANO RENDOQUE, ET AL.

  • G.R. No. 108067 January 20, 2000 - CYANAMID PHIL., INC. v. COURT OF APPEALS, ET AL.

  • G.R. No. 109376 January 20, 2000 - PANFILO O. DOMINGO v. SANDIGANBAYAN, ET AL.

  • G.R. No. 110807 January 20, 2000 - PEOPLE OF THE PHIL. v. REYNALD T. NARVASA

  • G.R. No. 110929 January 20, 2000 - ABELARDO LOPEZ, ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 119652 & A.M. No. P-00-1358 January 20, 2000 - VENTURA O. DUCAT v. COURT OF APPEALS, ET AL.

  • G.R. No. 123860 January 20, 2000 - PEOPLE OF THE PHIL. v. EDWIN NAAG, ET AL.

  • G.R. No. 125451 January 20, 2000 - MARCIANA MUÑOZ v. COURT OF APPEALS, ET AL.

  • G.R. No. 126151 January 20, 2000 - MANILA INTERNATIONAL AIRPORT AUTHORITY, ET AL. v. SERGIO D. MABUNAY, ET AL.

  • G.R. No. 128887 January 20, 2000 - PEOPLE OF THE PHILS. v. EDGARDO AQUINO

  • G.R. No. 130713 January 20, 2000 - PEOPLE OF THE PHIL. v. GABRIEL FLORES

  • G.R. No. 130986 January 20, 2000 - PEOPLE OF THE PHIL. v. VICTOR PAILANCO

  • G.R. No. 131512 January 20, 2000 - LAND TRANSPORTATION OFFICE [LTO] v. CITY OF BUTUAN

  • G.R. No. 132368 January 20, 2000 - PEOPLE OF THE PHIL. v. PACITO GARCES, JR.

  • G.R. No. 133775 January 20, 2000 - FIDEL DABUCO, ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. Nos. 131894-98 January 20, 2000 - PEOPLE OF THE PHILS. v. JESUS DOCENA

  • G.R. No. 134167 January 20, 2000 - NASSER IMMAM v. COMELEC, ET AL.

  • G.R. No. 125965 January 21, 2000 - PEOPLE OF THE PHIL. v. PATRICIO GOZANO

  • G.R. No. 133477 January 21, 2000 - PEOPLE OF THE PHIL. v. BENJAMIN RAFALES

  • G.R. No. 135904 January 21, 2000 - PEOPLE OF THE PHIL. v. ALVIN TAN

  • G.R. Nos. 89591-96 January 24, 2000 - PEOPLE OF THE PHIL. v. BONIFACIO SANZ MACEDA

  • G.R. No. 100518 January 24, 2000 - ASSOCIATION OF TRADE UNIONS (ATU), ET AL. v. OSCAR N. ABELLA, ET AL.

  • G.R. No. 101932 January 24, 2000 - FRANCISCO H. ESCAÑO, JR., ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 111285 January 24, 2000 - PEOPLE OF THE PHIL. v. VICENTE VALLA

  • G.R. No. 116066 January 24, 2000 - NUEVA ECIJA I ELECTRIC COOPERATIVE, ET AL. v. NLRC, ET AL.

  • G.R. No. 124715 January 24, 2000 - RUFINA LUY LIM v. COURT OF APPEALS, ET AL.

  • G.R. No. 125031 January 24, 2000 - PERMEX INC., ET AL. v. NLRC, ET AL.

  • G.R. No. 129693 January 24, 2000 - PEOPLE OF THE PHIL. v. RUDY CORTES

  • A.M. No. RTJ-00-1525 January 25, 2000 - MARTIN D. PANTALEON v. TEOFILO L. GUADIZ, JR.

  • G.R. No. 80129 January 25, 2000 - GERARDO RUPA, SR. v. COURT OF APPEALS, ET AL

  • G.R. No. 102706 January 25, 2000 - PEOPLE OF THE PHIL. v. LEON LUMILAN, ET AL.

  • G.R. No. 107427 January 25, 2000 - JAMES R. BRACEWELL v. COURT OF APPEALS, ET AL.

  • G.R. No. 113518 January 25, 2000 - PEOPLE OF THE PHIL. v. ESTEBAN ARLEE

  • G.R. No. 113684 January 25, 2000 - PEOPLE OF THE PHIL. v. ARMANDO GALLARDO, ET AL.

  • G.R. No. 116332 January 25, 2000 - BAYNE ADJUSTERS AND SURVEYORS v. COURT OF APPEALS, ET AL.

  • G.R. No. 119595 January 25, 2000 - PEOPLE OF THE PHIL. v. JOVITO BARONA, ET AL.

  • G.R. No. 120267 January 25, 2000 - CLARA ESPIRITU BORLONGAN, ET AL. v. CONSUELO MADRIDEO, ET AL.

  • G.R. No. 121439 January 25, 2000 - AKLAN ELECTRIC COOPERATIVE INCORPORATED (AKELCO) v. NLRC, ET AL.

  • G.R. No. 129246 January 25, 2000 - GREENFIELD REALTY CORP., ET AL. v. LORETO CARDAMA, ET AL.

  • G.R. Nos. 131633-34 January 25, 2000 - PEOPLE OF THE PHIL. v. CRESENCIANO ENOLVA

  • G.R. No. 133132 January 25, 2000 - ALEXIS C. CANONIZADO, ET AL. v. ALEXANDER P. AGUIRRE, ET AL.

  • G.R. No. 135874 January 25, 2000 - SECURITY BANK CORPORATION v. COURT OF APPEALS, ET AL.

  • A.M. No. 99-12-192-MTC January 26, 2000 - HOLD DEPARTURE ORDER ISSUED BY ACTING JUDGE ANICETO L. MADRONIO

  • A.M. No. RTJ-00-1524 January 26, 2000 - LUCIA F. LAYOLA v. BASILIO R. GABO, JR.

  • G.R. No. 107395 January 26, 2000 - TOURIST DUTY FREE SHOPS v. SANDIGANBAYAN, ET AL.

  • G.R. No. 126115 January 26, 2000 - PEOPLE OF THE PHIL. v. ALFONSO BALGOS

  • G.R. No. 131374 January 26, 2000 - ABBOTT LABORATORIES PHIL. v. ABBOTT LABORATORIES EMPLOYEES UNION, ET AL.

  • G.R. No. 133842 January 26, 2000 - FEDERICO S. SANDOVAL v. COMELEC, ET AL.

  • G.R. No. 133969 January 26, 2000 - NEMESIO GARCIA v. NICOLAS JOMOUAD, ET AL.

  • G.R. Nos. 102961-62, 107625 & 108759 January 27, 2000 - JESUS P. LIAO v. COURT OF APPEALS, ET AL.

  • G.R. No. 117040 January 27, 2000 - RUBEN SERRANO v. NLRC, ET AL.

  • G.R. No. 130843 January 27, 2000 - PEOPLE OF THE PHIL. v. ZOILO BORROMEO

  • Adm. Case No. 1474 January 28, 2000 - CRISTINO G. CALUB v. ABRAHAM SULLER

  • A.M. No. MTJ-00-1246 January 28, 2000 - HEIRS OF JUAN and NATIVIDAD GERMINANDA v. RICARDO SALVANERA

  • A.M. No. MTJ-99-1211 January 28, 2000 - ZENAIDA S. BESO v. JUAN DAGUMAN

  • A.M. No. P-93-985 January 28, 2000 - MARTA BUCATCAT v. EDGAR BUCATCAT, ET AL.

  • G.R. No. 112177 January 28, 2000 - PEOPLE OF THE PHIL. v. TITO ZUELA, ET AL.

  • G.R. No. 112329 January 28, 2000 - VIRGINIA A. PEREZ v. COURT OF APPEALS, ET AL.

  • G.R. No. 115824 January 28, 2000 - RAFAEL M. ALUNAN III, ET AL. v. MAXIMIANO C. ASUNCION, ET AL.

  • G.R. No. 125279 January 28, 2000 - PEOPLE OF THE PHIL. v. JESUS TANAIL

  • G.R. No. 124129 January 28, 2000 - PEOPLE OF THE PHIL. v. DOMINGO BRIGILDO

  • G.R. Nos. 124384-86 January 28, 2000 - PEOPLE OF THE PHIL. v. ROMENCIANO "OMENG" RICAFRANCA, ET AL.

  • G.R. No. 125671 January 28, 2000 - CONDO SUITE CLUB TRAVEL v. NLRC, ET AL.

  • G.R. No. 125865 January 28, 2000 - JEFFREY LIANG (HUEFENG) v. PEOPLE OF THE PHIL.

  • G.R. No. 126802 January 28, 2000 - ROBERTO G. ALARCON v. COURT OF APPEALS, ET AL.

  • G.R. No. 127568 January 28, 2000 - PEOPLE OF THE PHIL. v. ROLANDO BACULE

  • G.R. Nos. 129756-58 January 28, 2000 - PEOPLE OF THE PHIL. v. JULIAN DEEN ESCAÑO, ET AL.

  • G.R. No. 131520 January 28, 2000 - ESTELITA AGUIRRE v. COURT OF APPEALS, ET AL.

  • G.R. No. 131778 January 28, 2000 - HERMAN TIU LAUREL v. PRESIDING JUDGE, ET AL.

  • G.R. No. 132138 January 28, 2000 - PEOPLE OF THE PHILS. v. ROMEO LLAMO

  • G.R. No. 133486 January 28, 2000 - ABS-CBN BROADCASTING CORP. v. COMELEC

  • G.R. No. 133987 January 28, 2000 - PEOPLE OF THE PHIL. v. JOHNNY BARTOLOME

  • G.R. No. 136805 January 28, 2000 - DIESEL CONSTRUCTION COMPANY INC. v. JOLLIBEE FOODS CORP.

  • G.R. No. 137537 January 28, 2000 - SMI DEVT. CORP. v. REPUBLIC OF THE PHIL.

  • G.R. No. 137718 January 28, 2000 - REYNALDO O. MALONZO, ET AL. v. RONALDO B. ZAMORA, ET AL.

  • G.R. No. 139545 January 28, 2000 - MAIMONA H. N. M. S. DIANGKA v. COMELEC, ET AL.

  • A.M. No. MTJ-99-1226 January 31, 2000 - GLORIA LUCAS v. AMELIA A. FABROS

  • G.R. Nos. 88521-22 & 89366-67 January 31, 2000 - HEIRS OF EULALIO RAGUA v. COURT OF APPEALS, ET AL.

  • G.R. No. 105827 January 31, 2000 - J.L. BERNARDO CONSTRUCTION v. COURT OF APPEALS, ET AL.

  • G.R. No. 112139 January 31, 2000 - LAPANDAY AGRICULTURAL DEVT. CORP. v. COURT OF APPEALS, ET AL.

  • G.R. No. 115045 January 31, 2000 - UNIVERSITY PHYSICIANS SERVICES v. COURT OF APPEALS, ET AL.

  • G.R. No. 116729 January 31, 2000 - PEOPLE OF THE PHIL. v. MARLON LERIO

  • G.R. No. 120706 January 31, 2000 - RODRIGO CONCEPCION v. COURT OF APPEALS, ET AL.

  • G.R. No. 123094 January 31, 2000 - PEOPLE OF THE PHIL. v. LUISITO PAGLINAWAN

  • G.R. No. 125440 January 31, 2000 - GENERAL BANK AND TRUST CO., ET AL. v. OMBUDSMAN, ET AL.

  • G.R. No. 127797 January 31, 2000 - ALEJANDRO MILLENA v. COURT OF APPEALS, ET AL.

  • G.R. No. 128536 January 31, 2000 - ROQUE G. GALANG v. COURT OF APPEALS, ET AL.

  • G.R. No. 128607 January 31, 2000 - ALFREDO MALLARI SR., ET AL. v. COURT OF APPEALS, ET AL.

  • G.R. No. 129071 January 31, 2000 - PEOPLE OF THE PHIL. v. ROBERTO MILLIAM, ET AL.

  • G.R. Nos. 129505 & 133359 January 31, 2000 - OCTAVIO S. MALOLES II v. PACITA DE LOS REYES PHILLIPS

  • G.R. No. 130104 January 31, 2000 - ELIZABETH SUBLAY v. NLRC, ET AL.

  • G.R. No. 130666 January 31, 2000 - PEOPLE OF THE PHIL. v. CASIMIRO JOSE

  • G.R. No. 134437 January 31, 2000 - NATIONAL STEEL CORP. v. COURT OF APPEALS, ET AL.

  • G.R. No. 139758 January 31, 2000 - LUCIEN TRAN VAN NGHIA v. RUFUS B. RODRIGUEZ, ET AL.

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    G.R. Nos. 102961-62, 107625 & 108759   January 27, 2000 - JESUS P. LIAO v. COURT OF APPEALS, ET AL.

     
    PHILIPPINE SUPREME COURT DECISIONS

    FIRST DIVISION

    [G.R. Nos. 102961-62. January 27, 2000.]

    JESUS P. LIAO, Petitioner, v. HON. COURT OF APPEALS, I.C. CRUZ CONSTRUCTION, INC. and ARLE DEVELOPMENT CORPORATION, Respondents.

    [G.R. No. 107625. January 27, 2000.]

    JESUS P. LIAO, Petitioner, v. HON. COURT OF APPEALS, PRESIDING JUDGE, REGIONAL TRIAL COURT, QUEZON CITY, BRANCH 85, SUSAN A. FORONDA, ILUMINADA R. DIONISIO, AZUCENA Q. PUA AND LUCIA PUA LIOK BIN, Respondents.

    [G.R. No. 108759. January 27, 2000.]

    JESUS P. LIAO, Petitioner, v. HON. COURT OF APPEALS, EDMUND M. RUIZ, ROMEO GOMEZ AND ROSALINDA VILLAPA (represented by her attorney-in-fact Eleazar M. Villapa), Respondents.

    D E C I S I O N


    PARDO, J.:


    Petitioner Jesus P. Liao seeks to annul the decisions of the Court of Appeals 1 which annulled an order of the Regional Trial Court, 2 Quezon City, Branch 99 directing the Register of Deeds to issue transfer titles to Estrella Mapa over certain lots in Piedad Estate, Quezon City. 3

    The cases before us involve the issuance to different persons of several torrens titles covering the same property.chanroblesvirtuallawlibrary

    The facts may be summarized as follows:chanrob1es virtual 1aw library

    On March 5, 1986, Estrella Mapa filed with the Regional Trial Court, Quezon City, Branch 99 a petition for reconstitution of documents and issuance of certificates of title over certain parcels of land covered by OCT 614, Decree No. 6667, GLRO Rec. No. 5975. 4

    Estrella Mapa claimed that on June 16, 1913, the Director of Lands issued certificates of sales 5 to Vicente Salgado over the parcels of land covered by OCT 614, Decree No. 6667, GLRO Rec. No. 5975 in accordance with Act. No. 1120, otherwise known as the Friar Lands Act. The sale involves four (4) parcels of land (Lot Nos. 755, 777, 778 and 783) located at Bgy. Payatas, Quezon City. Lot No. 755 has an area of 3.691 hectares, Lot No. 777 has 25.0155 hectares, Lot No. 778 has 24.5091 hectares, and Lot No. 783 has 25.0363 hectares. The four lots form part of the Piedad Estate. 6

    On April 12, 1930, Vicente Salgado assigned the property to Estrella Mapa.

    After hearing, on June 30, 1986, the trial court issued an order which provides:jgc:chanrobles.com.ph

    "WHEREFORE, finding the Assignment of Sales Certificate Nos. 781 and 783 covering lots 778 and 777 respectively, to be genuine, valid and registrable titles, and the existence of approved technical descriptions of said lots, the Court hereby orders the Registry of Deeds of Quezon City, after payment of the required fees therefore, to issue a transfer Certificate of Title in the name of petitioner Estrella Mapa for Lot No. 778 as per technical description approved and certified by, and on file with the Bureau of Lands, and as earlier ordered reconstituted in the Office of the Land Registration Commission; and portions of Lot 777 as per amended technical description submitted by petitioner and based on duly-approved technical description on file with the Bureau of Lands.

    "SO ORDERED.

    "Quezon City, Philippines, June 30, 1986.chanrobles virtua| |aw |ibrary

    "GODOFREDO Q. ASUNCION

    Judge" 7

    Pursuant to this order, the Register of Deeds of Quezon City issued T.C.T. No. 348156 dated August 5, 1986 covering Lot No. 778 and a portion of Lot No. 777. On August 12, 1986, the Register of Deeds cancelled this title and issued T.C.T. No. 348291 and T.C.T. No. 348292 covering Lot No. 778 and a portion of Lot No. 777 respectively. 8

    Unfortunately, the above titles were in conflict with several existing certificates of title, resulting in the filing of several actions with the Regional Trial Court, Quezon City for quieting, and an investigation into the matter by the National Bureau of Investigation. 9 Meantime, Estrella Mapa assigned the parcels of land covered by T.C.T. No. 348291 and T.C.T. No. 348292 in favor of Palmera Agricultural Realty Development Corporation, which is a family corporation headed by Lourdes Angeles, Estrella Mapa’s daughter.

    Re: G.R. Nos. 102961-62

    On March 28, 1990, I.C. Cruz Construction, Inc. (ICC) filed with the Court of Appeals 10 a petition for the annulment of the Order dated June 30, 1986 of the Regional Trial Court, Quezon City. 11 I.C. Cruz alleged that the title issued by the Register of Deeds of Quezon City pursuant to said order encompassed property which had been registered and titled in its name under TCT No. 836975.

    On July 3, 1990, Arle Realty Development Corporation (hereafter Arle) filed a similar petition with the Court of Appeals 12 praying for the annulment of the same order of the Regional Trial Court. Arle claimed ownership of six (6) lots covered by TCT No. 263984 to 263989, which had overlapped TCT No. 348292 covering Lot No. 777.

    After consolidation of the two cases, the Court of Appeals set the cases for preliminary conference on March 21, 1991. At this conference, Jesus P. Liao appeared with his counsel and claimed that he purchased the parcels of land from Palmera by virtue of a Deed of Omnibus Assignment dated August 23, 1990.chanrobles.com : virtual law library

    On August 29, 1991, the Court of Appeals rendered decision as follows:jgc:chanrobles.com.ph

    "WHEREFORE, the Order dated June 30, 1986 of the respondent Regional Trial Court of Quezon City (Br. 99) in LRC Case No. Q-3369 (86) is declared null and void. Consequently, the Register of Deeds of Quezon City is ordered to cancel T.C.T. No. 348156, T.C.T. No. 348291 and T.C.T No. 348292 of the Registry of Deeds of Quezon City, all of which were issued pursuant to the aforesaid Order, as well as all the subsequent titles derived therefrom.

    "SO ORDERED.

    "SALOME A. MONTOYA

    "Associate Justice

    "WE CONCUR:jgc:chanrobles.com.ph

    "FIDEL P. PURISIMA BONIFACIO CACDAC, JR.

    "Associate Justice Associate Justice" 13

    By resolution issued on November 28, 1991, the Court of Appeals denied Jesus Liao’s motion for reconsideration. 14

    On January 17, 1992, petitioner filed the present recourse. 15

    Re: G.R. No. 107625

    On February 17, 1988, respondents Susan A. Foronda, Iluminada R. Dionisio, Azucena Q. Pua, and Lucia Pua Liok Bin filed with the Regional Trial Court, Quezon City, Branch 85 a complaint 16 for "Annulment of Title, Reconveyance of Property, Damages and Injunction with Restraining Order" against Estrella Mapa, Lourdes Angeles, Serafin B. Riosa, Ernie M. Palmos, Palmera Agricultural Realty Corporation and Maristel Y. Angeles, involving lots titled in the names of the complainants but also covered by TCT No. 348292 (Lot No. 777).

    Respondents alleged that Lot 777 ceased to be part of Friar Land as early as May 1922 when the Director of Lands executed Deed of Sale No. 10570 conveying ownership of Lot 777 to one Carlos Sarmiento, not to Vicente Salgado. The lot could not have been validly assigned to defendant Estrella Mapa on April 12, 1930 by Vicente Salgado, who was not the rightful owner of the property. TCT 348292 was procured only in 1986 while the titles of plaintiffs were issued in 1967 and one was issued in 1958.chanrobles.com : virtuallawlibrary

    Sometime in October 1986, respondents went to the Office of the City Assessor of Quezon City in response to a letter of the City Assessor informing them that Estrella Mapa was applying for the issuance of tax clearance for Lot 777 covering respondents’ property. The basis of the application was TCT No. 348292 of the Registry of Deeds for Quezon City dated August 12, 1986. The title contained an encumbrance, which stated that the title was under investigation by the Verification Committee of the Land Registration Commission (LRC), later known as National Land Titles and Deeds Registration Administration (NALTDRA). 17

    On November 4, 1987, the Verification Committee submitted a report stating that TCT No. 348292 was fraudulently and irregularly issued, being a duplication of previously issued titles and recommending the filing of an action for the annulment of TCT Nos. 348156, 348291 and 348292 all in the name of Estrella Mapa.

    The committee recommended that:jgc:chanrobles.com.ph

    "1. A complaint be filed in court through the Office of the Solicitor General for the annulment of TCT Nos. 348156, 348291 and 348292 all in the name of ESTRELLA MAPA, for having been fraudulently and/or illegally issued they being a duplication of several previously issued regular titles;

    "2. The matter be endorsed to the National Bureau of Investigation to pinpoint the person or persons responsible therefor, for possible criminal and/or administrative prosecution;

    "3. To conduct fact finding investigation relative to the issuance of said Transfer Certificate of Title Nos. 348156, 348291 and 348292, by the Register of Deeds of Quezon City, notwithstanding the existence of other titles covering the same lots, for possible administrative prosecution;

    "4. The Register of Deeds of Quezon City, be informed of these findings for his information and guidance; and

    "5. The return of the original copies of TCT Nos. 348291 and 348292 to the Register of Deeds of Quezon City, after filing of the complaint of annulment and annotation of the notice of lis pendens thereof.

    "Respectfully submitted:jgc:chanrobles.com.ph

    "THE VERIFICATION COMMITTEE

    "By:jgc:chanrobles.com.ph

    "EDILBERTO R. FELICIANO

    "Chairman" 18

    On May 25, 1988, NBI agent Samuel B. Ong submitted a report recommending the prosecution of Estrella Mapa and Lourdes Angeles for violation of Article 172 of the Revised Penal Code.chanrobles.com : virtual law library

    On April 22, 1988, Azucena O. Pua and Lucia Pua Liok Bin filed with the Regional Trial Court, Quezon City, Branch 85 a motion for intervention and a complaint in intervention, alleging that they had a legal interest in the property in litigation inasmuch as they acquired a portion of the lot from Purita Mapua, who in turn acquired it from plaintiff Iluminada Dionisio and that they were presently owners of the property under TCT 254620.

    On July 24, 1990, the trial court rendered decision ruling, citing de Villa v. Trinidad, 22 SCRA 1167, 1174 [1968], that "where two certificates of title are issued to different persons covering the same land in whole or in part, the earlier in date must prevail as between the original parties and in case of successive registrations where more than one certificate is issued over the land, the person holding under prior certificate is entitled to the land as against the persons who rely on the second certificate." The dispositive portion of the decision reads:jgc:chanrobles.com.ph

    "Wherefore, judgment is hereby rendered as follows:jgc:chanrobles.com.ph

    "1. Declaring null and void, and ordering the Register of Deeds of Quezon City to cancel TCT No. 348292 in the name of Estrella Mapa, as well as TCT No. 373356 and all titles emanating from TCT No. 348292.

    "2. Ordering defendants to reconvey to plaintiff Susan A. Foronda her parcel of land under TCT No. 363045; and to plaintiff Iluminada R. Dionisio, her parcel of land under TCT Nos. 44738, 117939, 117940, 117941 and 117943;

    "3. Ordering defendants to refrain and desist from advertising and selling any of the lots within the property of herein plaintiffs and from building and constructing roads and other structures thereon;

    "4. Ordering defendants to pay plaintiffs and plaintiffs-intervenors, jointly and severally, the sum of P20,000 as attorney’s fees;

    "5. Dismissing the counterclaim and crossclaim, with costs against defendants.chanrobles virtual lawlibrary

    "SO ORDERED.

    "Quezon City, Philippines, July 24, 1990.

    "BERNARDO P. ABESAMIS

    "Judge" 19

    On appeal by petitioner to the Court of Appeals, on October 23, 1992, the Court of Appeals dismissed the appeal on two grounds. First, the decision of the trial court which authorized the issuance to Estrella Mapa of TCT No. 348292 had lost its force when the Court of Appeals declared it null and void in its decision promulgated on August 29, 1991. 20 Second, the July 24, 1990 decision of the trial court was a valid decision, which the Court of Appeals found no reason to disturb. 21

    On December 16, 1992, Jesus P. Liao filed this petition.

    Re: G.R. No. 108759

    Following the same facts above where the Register of Deeds, Quezon City issued TCT No. 348292 in the name of Estrella Mapa, the third case developed as follows:chanrob1es virtual 1aw library

    On February 9, 1988, Edmund Ruiz, Romeo Gomez, and Rosalinda Villapa filed with the Regional Trial Court, Quezon City, Branch 105 a complaint for annulment of title, reconveyance of real property, damages, and injunction against Estrella Mapa, Lourdes Angeles, Serafin Riosa and Ernie Palmos. 22

    On September 22, 1989, the trial court rendered decision against the defendants therein. The dispositive portion reads:jgc:chanrobles.com.ph

    "WHEREFORE, premises considered, judgment is hereby rendered:jgc:chanrobles.com.ph

    "1. Declaring Transfer Certificate of Title No. 191487 in the name of plaintiff Edmond M. Ruiz covering Lot 777-B-7-B-4, Transfer Certificate No. 27265 in the name of plaintiff Romeo Gomez covering Lot 777-B-23, and Transfer Certificate of Title No. 238282 covering Lot 777-B-5-A in the name of plaintiff Rosalinda N. Villapa, all valid and to be given full force and effect;

    "2. Declaring defendant Estrella Mapa’s Transfer Certificate of Title No. 348292 as null and void in so far as the Lot 777 which it covers overlaps the aforementioned lots of plaintiffs;chanrobles virtual lawlibrary

    "3. Making permanent the writ of preliminary injunction issued and ordering all the defendants to pay costs;

    "4. Ordering defendants Estrella Mapa and Lourdes Angeles jointly and severally to pay the three plaintiffs Edmond M. Ruiz, Romeo Gomez, and Rosalinda Villapa, P10,000.00 each, as moral damages; P5,000.00 each, as exemplary damages; and P10,000.00 each, as and by way of attorney’s fees.

    "As recommended by the Verification Committee of the new Land Registration Authority, and considering numerous other titles and lot owners affected by the issuance of Transfer Certificate of Title No. 348292 of Estrella Mapa, the Office of the Solicitor General is hereby directed (if other private parties have not yet done so) to file action to annul said TCT No. 348292.

    "Likewise, the Land Registration Authority is hereby directed to immediately communicate with the Housing and Land Use Regulatory Board for the purpose of investigating the Riosa City Subdivision owned and/or operated by defendants Serafin B. Riosa and Ernie B. Palmos, the owners-developers of Lot 777 with the view of cancelling whatever authority or permit granted by said HLURB to sell and/or offer to sell subdivision lots of said subdivision which are within TCT 348292, TCT 348291, and TCT 348156, all in the names of defendant Estrella Mapa, this for the protection of lot buyers.

    "SO ORDERED.

    "Quezon City, Metro Manila, this 22nd day of September, 1989.

    "(Sgd.) TOMAS V. TADEO, JR.

    "Judge" 23

    On July 13, 1992, petitioner Jesus P. Liao, as successor-in-interest of Palmera Agricultural Realty Development, which was in turn the successor-in-interest of Estrella Mapa to lot 778 and a portion of lot 777, Piedad Estate, filed a petition for annulment of judgment with the Court of Appeals. 24

    On February 4, 1993, the Court of Appeals rendered decision denying due course to the petition, thus:jgc:chanrobles.com.ph

    "Nevertheless, let it be stated that it is within the prerogative and in the exercise of its judicial discretion pursuant to Section 1, Rule 18 of the Revised Rules of Court for respondent court to declare defendant as in default for their failure to appear during the pre-trial. Likewise, it is within the judicial discretion of respondent court to base its decision on the report and recommendation of the Verification Committee. The fact that defendants were not able to cross-examine the members of the committee is a natural and legal consequence of defendants having been declared as in default.chanrobles virtual lawlibrary

    "WHEREFORE, finding herein petition for annulment of judgment not to be sufficient in substance, We hereby DENY DUE COURSE to said petition which is accordingly dismissed pursuant to section 1(c), Rule 6 of the Revised Internal Rules of the Court of Appeals.

    "SO ORDERED."25cralaw:red

    Hence, this petition. 26

    The Issue


    The basic issue in these consolidated cases is whether or not the Court of Appeals erred in upholding the annulment of the order of the trial court in LRC Case No. 3369 (86) authorizing issuance of titles on the basis of sales certificates and technical descriptions as reconstituted by the Land Registration Commission.

    We deny the petitions.

    The subject lots are part of the Piedad Estate, Quezon City, a Friar Land acquired by the Philippine Government from the Philippine Sugar Estates Development Company, Ltd., La Sociedad Agricola de Ultramar, the British-Manila Estate Company, Ltd., and the Recoleto Order of the Philippine Islands on December 23, 1903, as indicated in Public Act No. 1120 (Friar Lands Act) enacted on April 26, 1904. 27 The Piedad Estate has been titled in the name of the Government under Original Certificate of Title No. 614.

    By virtue of Act No. 1120, the Piedad Estate was placed under the administration of the Director of Lands.

    a. Petitioner not owner of land

    Petitioner Liao claims that his predecessor in interest acquired the property through sale certificates Nos. 780, 781, 783, issued by the Director of Lands in 1913. It is shown, however, that the sale certificates were signed by the Director of Lands and approved by the Secretary of the Interior. These sales were void. This is because the sales were not approved by the Secretary of Agriculture and Natural Resources. In Solid State Multi-Products Corp. v. Court of Appeals, 28 we said that approval by the Secretary of Agriculture and Commerce is indispensable for the validity of the sale of friar lands. In the absence of such approval, the sales were void. 29 In view of the invalidity of the sales, there can be no valid titles issued on the basis of such sales.chanrobles.com : law library

    In any event, the certificates of sale, 30 assuming their validity, became stale after ten (10) years from its issuance. 31 They can not be the source documents for issuance of title more than seventy (70) years later. 32

    The rule entrenched on public policy denies relief to a claimant whose right has become "stale" by reason of negligence or inattention for a long period of time. 33 In these cases, Estrella Mapa’s inaction for a period of about fifty-six (56) years, counted from the time of the sale to her in 1930 up to the filing of the petition for the issuance of title in 1986, bars petitioner from whatever rights he could have acquired thereunder. If petitioner’s predecessor was indeed the owner, she should have taken steps to have the land properly titled long ago.

    b. Double Sale

    These cases involve a classic issue of double sale.

    Faced with a situation where both parties claim to have acquired the subject property, the law provides that as between two purchasers, the one who registered the sale in his favor has a preferred right over the other who has not registered his title, even if the latter is in actual possession of the immovable property. 34

    We have consistently ruled that "when two certificates of title are issued to different persons covering the same land in whole or in part, the earlier in date must prevail, and, in case of successive registrations where more than one certificate is issued over the same land, the person holding a prior certificate is entitled to the land as against a person who relies on a subsequent certificate." 35 A certificate is not conclusive evidence of title if the same land had been registered and an earlier certificate for the same is in existence. 36

    c. Title not tantamount to ownership

    Consequently, private respondents’ title must be respected. They have in their favor the law that protects holders of title under the torrens system of land registration. 37 Although title does not vest ownership, time and again we have ruled that a torrens certificate is evidence of an indefeasible title to property in favor of the person whose name appears thereon. 38 Thus, the Court of Appeals correctly annulled the trial court’s order allowing registration of the subject property in the name of Estrella Mapa and her successors in interest.

    WHEREFORE, the petitions are DISMISSED, for lack of merit. The decisions of the Court of Appeals in CA-G.R. SP Nos. 20381 & 22098 promulgated on August 29, 1991, CA-G.R. SP No. 28422 promulgated on October 23, 1992, and CA-G.R. SP No. 28368 promulgated on February 4, 1993 are AFFIRMED.chanroblesvirtual|awlibrary

    No costs.

    SO ORDERED.

    Davide, Jr., C.J., Puno, Kapunan and Ynares-Santiago, JJ., concur.

    Endnotes:



    1. In CA-G.R. SP Nos. 20381 and 22098 dated August 29, 1991; in CA-G.R. SP No. 28422 dated October 23, 1992; and in CA-G.R. SP No. 28368 dated February 4, 1993.

    2. Dated June 30, 1986 in LRC Case No. Q-3369 (86).

    3. In LRC Case No. Q-3369 (86) penned by Judge Godofredo Q. Asuncion.

    4. Rollo of G.R. No. 102961-62, pp. 45-49.

    5. Numbers 780, 781 and 783.

    6. Petition for Reconstitution, LRC Case No. Q-3369 (86) and GLRO Rec. No. 5957, Rollo of G.R. Nos. 102961-62, pp. 45-49; Order, Regional Trial Court in LRC Case No. 3369 (86) dated June 30, 1986, Rollo of G.R. Nos. 102961-62, pp. 51-57.

    7. Regional Trial Court Order in LRC Case No. 3369 (86) dated June 30, 1986, Rollo of G.R. Nos. 102961-62, pp. 51-57.

    8. Court of Appeals Decision dated August 29, 1991, Rollo of G.R. Nos. 102961-62, pp. 32-41.

    9. Ibid.

    10. Docketed as CA-G.R. SP No. 20381.

    11. Branch 99.

    12. Docketed as CA-G.R. SP No. 22098.

    13. Court of Appeals Decision dated August 29, 1991, Rollo of G.R. Nos. 102961-62, pp. 32-41.

    14. Rollo of G.R. Nos. 102961-62, pp. 43-44.

    15. Petition filed on January 17, 1992, Rollo of G.R. Nos. 102961-62, pp. 8-30.

    16. Docketed as Civil Case No. Q-52899.

    17. Now the Land Registration Authority.

    18. Court of Appeals Rollo of CA-G.R. SP No. 28422, pp. 66-87.

    19. Regional Trial Court Decision, Rollo of G.R. No. 107625, pp. 57-62.

    20. CA-G.R. SP Nos. 20381 and 22381.

    21. Court of Appeals Decision in CA-G.R. SP No. 28422 dated October 23, 1992, Rollo of G.R. No. 107625, pp. 31-34.

    22. Docketed as Civil Case No. Q-52869.

    23. Rollo of G.R. No. 108759, pp. 41-48.

    24. Docketed as CA-G.R. SP No. 28368.

    25. Court of Appeals Decision, Rollo of G.R. No. 108759, pp. 26-33, at 32-33.

    26. Filed on February 16, 1993, Rollo of G.R. No. 108759, pp. 7-22.

    27. De la Cruz v. De la Cruz, 130 SCRA 666, 693-694 (1984).

    28. 274 Phil. 30 (1991).

    29. Ibid.

    30. Sales certificate issued on June 16, 1913.

    31. De los Reyes v. Court of Appeals, 285 SCRA 81 (1998).

    32. Petition for reconstitution filed on March 5, 1986.

    33. Caltex v. Court of Appeals, 292 SCRA 273 (1998).

    34. Tañedo v. Court of Appeals, 252 SCRA 80, 88 (1996), citing Nuguid v. Court of Appeals, 171 SCRA 213 (1989); Tan v. Court of Appeals, 295 SCRA 247 (1998).

    35. Chan v. Court of Appeals, 298 SCRA 713, 725 (1998), citing Margolles v. Court of Appeals, 230 SCRA 97 (1994); Director of Lands v. Court of Appeals, 102 SCRA 370 (1981); Pajomayo v. Manipon, 39 SCRA 676 (1971); De Villa v. Trinidad, 22 SCRA 1167 (1968); Hodges v. Dy Buncio, 6 SCRA 287 (1962); Register of Deeds v. PNB, 13 SCRA 46 (1965); Alzate v. PNB, 20 SCRA 422 (1967).

    36. Mathay v. Court of Appeals, 295 SCRA 556, 577 (1998), citing Gonzaga v. Court of Appeals, 261 SCRA 327 (1996); MWSS v. Court of Appeals, 215 SCRA 783 (1992).

    37. Bernardino Ramos v. Court of Appeals, 302 SCRA 589 (1999).

    38. Strait Times, Inc. v. Court of Appeals, 294 SCRA 714 (1998).

    G.R. Nos. 102961-62, 107625 & 108759   January 27, 2000 - JESUS P. LIAO v. COURT OF APPEALS, ET AL.


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