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EN BANC

G.R. No. L-46141 January 22, 1940

PARSONS HARDWARE CO., INC., Petitioner, vs. COURT OF APPEALS, DIOSCORRO VILLAHERMOSA and ROSARIO IMPROGO, Respondents.

Don I. Santiago y Don T. T. Tirona for petitioner.

MORAN, J.: chanrobles virtual law library

An appeal, by certiorari, from a decision of the Court of Appeals, wherein Parsons Hardware Co., Inc., is petitioner and the spouses Dioscorro Villahermosa and Rosario Improgo, respondents.chanroblesvirtualawlibrary chanrobles virtual law library

On December 20, 1930, the spouses Antonio Improgo and Frutuosa Casamayor sold the parcels of land, covered by the transfer certificate of title No. 7276, to respondents Dioscoro Villahermosa and his wife Rosario Improgo. On October 22, 1932, the deed of sale was presented before the register of deeds who entered the same in his entry book; but no new certificate was issued to the vendees for their failure to present vendor's certificate of title. Such failure was due to circumstances beyond the vendees' control, circumstances which need not be specified here. On January 31, 1931, the Manila Overland Sales Co., Inc., predecessor in interest of the petitioner, brought an action against the spouses, Antonio Improgo and Fructuosa Casamayor, for the recovery of P2,899.37, and after trial, judgment was rendered for the plaintiff. A writ of execution was issued of February 3, 1932, and the parcels of land in question were levied upon. On April 4, 1932, respondents Villahermosa and his wife filed a thirty-party claim based on the absolute deed of sale aforementioned, and the levy was discharged. Thereafter, petitioner, as successor in interest of the judgment creditor, applied for an alias writ of execution, which was granted, and, in pursuance thereof, the properties in question were again levied upon on September 27, 1934. Respondents Villahermosa and his wife again filed a third-party claim, but upon the filing of a bond by the petitioner, the sheriff proceeded with the levy and subsequent sale of the properties. On January 13, 1936, an absolute deed of sale was executed in favor of the petitioner, which was registered on February 12, 1936. Wherefore, respondents Villahermosa and his wife brought the present action for recovery. The lower court rendered judgment for the respondents which, on appeal to the Court of Appeals, was affirmed. The case is now before this Court upon a writ of certiorari granted to the petitioner.chanroblesvirtualawlibrary chanrobles virtual law library

The only question of law before us is whether or not the absolute deed of sale executed in favor of the respondents Villahermosa and his wife on December 20, 1930, and noted in the entry book of the register of deeds on October 22, 1932, should take priority over the levy effected on September 27, 1934, in favor of the petitioner.chanroblesvirtualawlibrary chanrobles virtual law library

Without deciding upon the effect of the notation of respondents purchase in the register of deeds entry book, and even assuming that such purchase has not been duly registered, we believe and so hold that the same has preference over the levey. After the property was levied upon for the first time, a thrid-party claim was filed by the respondents Villahermosa and his wife, alleging, under oath, their having purchased the property on a previous date. The levy was dissolved upon the creditor's failure, after notice, to give rthe indemnity bond. Ofcourse, this dissolution could not operate to wipe our the notice given the creditor as tothe purchase made by said respondents, as alleged in their verified third party claim. When , therefore, the second levy was effected, the creditor may be regarded as having a previous knowledge of said purchase and, althought the purchase was not duly registered, thecreditor's knowledge thereof was equivalent to registration, at least with respect to the creditor itself who acqired the property at the judicial sale.chanroblesvirtualawlibrary chanrobles virtual law library

In Winkleman vs. Veluz, 43 Phil., 604, where the lease there in question was not registered but of the existence of which the purchaser of the land had full knowledge, this Court held that such knowledge is equivalent to registration. In support of this ruling, the following authorities have been cited therein:

The purpose of registering an instrument relating to land, annuities, mortgage, liens or any other class of real rights is to give notice to persons interested of the existence of these various liens against the property. If the parties interested have actual notice of the existence of such liens, then the necessity for registration does not exist. Neither can one who has actual notice of existing liens acquire any rights in such property free fromm such liens by the mere fact that such liens have not been recorded.chanroblesvirtualawlibrary chanrobles virtual law library

It is our conclusion, therefore, that the defendant having had actual notice of the existence of the mortgage in question against the property cannot take advantage of the failure of the plaintiff to have the same transferred to the new registry under the Mortgage Law. The effect of his actual notice is equivalent to the registration of said mortgage under the Mortgage Law. (Obras Pias vs. Devera Ignacio, 17 Phil., 45, 47.)chanrobles virtual law library

The object of all registry laws is to impart information to parties dealing with property, respecting its transfers and incumbrances, and thus to protect them from prior secret conveyances and liens. Actual knowledge by a purchaser of an existing mortgage or title is equivalent to a notice resulting from the registry. (Patterson v. De la Ronde, 8 Wall., 292; 19 U.S., (L. ed.), 415; Findlay v. Hinde, 7 U.S. (L. ed.), 128; Landis v. Brant, 13 U.S. (L. ed.), 449; Fowler and Badgett v. Merrill, 13 U.S. (L. ed.), 736; National Bank of Genesee v. Whitney, 26 U.S. (L. ed.), 350.) (p. 609)chanrobles virtual law library

In Gustilo vs. Maravilla, 48 Phil., 442, 448, wherein the purchaser of the land had full knowledge of the fact that the land had been leased to a third person, it was held that the purchaser is bound to respect said lease, although it is not entered upon the certificate of title, and that, in effect, it became a part of the contract sale. We there observed that "the Land Registration Act only protects the holder in good faith, and cannot be used as a shield for fauds." And in La Urbana vs. Bernardo, 34 Off. Gaz., 2572, wherein plaintiff at the time of purchasing the registered lands there in question at public auction had notice of the fact that the property was under litigation, this Court held that in view of this knowledge, it is legally impossible to hold that said plaintiff is an innocent purchaser in good faith. (See also 23 C.J., sec. 812.)

It is well to reiterate here what this Court has very aptly observed in Leung Yee vs. F.L. Strong Machinery Co. and Williamson, 37 Phil., 644, 651:

One who purchases real estate with knowledge of a defect or lack of title in his vendor cannot claim that he has acquired title thereto in good faith as against the true owner of the land or of an interest therein; and the same rule must be applied to one who has knowledge of facts which should have put him upon such inquiry and investigation as might be necessary to acquaint hin with the defects in the title of his vendor. A purchaser cannot close his eyes to facts which should put a reasonable man upon his guard, and then claim that he acted in good faith under the belief that there was no defect in the title of the vendor. His mere refusal to believe that such defect exists, or his willful closing of his eyes to the possibility of the existence of a defect in his vendor's title, will not make him an innocent purchaser for value, if it afterwards develops that the title was in fact defective, and it appears that he had such notice of the defect as would have led to its discovery had he acted with that measure of precaution which may reasonably be required of a prudent man in a like situation. (Emphasis ours.)

Avance�a, C.J., and Villa-Real, JJ., concur.
Laurel, J., concurs in the result.


CONCEPCION, M., disidente:chanrobles virtual law library

Siento tener que disentir de la mayoria, porque, dicho sea con los debidos respetos, su decision esta en abierta pugna con la ley, socaya en sus cimientos uno de los cardionales principios que informan el sistema de registro Torrens, y destruye dos conocidos axiomas jurisdicos. Los hechos son:chanrobles virtual law library

Manila Overland Sales Co., Inc., obtuvo una sentencia para recobrar de los esposos Antonio Improgo y Fructuosa Casamayor cierta suma de dinero. A su instancia, se expidio un mandamiento de ejecucion y se les embargaron dos parcelas de terreno a dichos demandalos; pero el embargo quedo sin efecto por haber presentado los recurridos Dioscoro Villahermosa y Rosario Improgo, el 4 de abril de 1932, una terceria de dominio y Manila Overland Sales Co., Inc. no preso la fianza necesaria para que el sheriff procediese a la subasta de los terrenos embargados. Mas tarde, la recurrente Persons Hardware Co., Inc., pidio otro mandamiento de ejecucion y en cumplimiento del mismo, los terrenos en cuestion fueron de nuevo embargados en 27 de septiembre de 1934, anotandose en esta misma fecha el embargo en el certifcado de regfistro de titulo, que obraba en la oficina del registrador de la provincia, correspondiente a los terrenos embargados. Cuando se anoto el embargo en el registro, dichos terrenos aparecian inscritos a nombre de los deudores judiciales, los esposos Antonio Improgo y Fructuosa Casamayor. Los recurridos volvieron a presentar terceria de dominio; pero habiendo la recurrente prestado la fianza requerida por la ley, se llevo abelante la publica subasta a favor de la recurrente Parsons Hardaware Co., Inc. Transcurrido el a�o concedido por el Codigo de Procedimiento Civil sin que los deudores por sentencia verifican ael retracto de dichos terrenos, se otorgo por el sheriff la escritura de venta definitiva en 13 de enero de 1936, la cual escritura de venta definitiva en 13 de enero de 1936, la cual escritura fue registrada en 12 de febrero de 1936, extendiende a favor de la recurrente el certificado de transferencia de tituloo correspondiente.chanroblesvirtualawlibrary chanrobles virtual law library

Los recurridos presentaron una demanda para que se declare nula la venta de los referidos terrenos, alegando como fundamento que ellos los habian comprado el 20 de diciembre de 1930, con anterioridad al embargo y la venta obtenidos por la recurrente. El Juzgado fallo la causa a favor de los demandales y la Corte de Apelacion confirmo la sentencia.

CONSIDERACION LAGALESchanrobles virtual law library

No obstante el hecho de que los terrenos embargados a los deudorses judiciares estaban incritos a su nombre cuando se trabo tanto el primera embargol como el segundo y continuaban asi inscritos cuando se efectuo la venta en publica subasta, y no obstante el hecho de que los recurridos Dioscorro Villahermorsa y Rosario Improgo nunca habian inscrito en el registro su alegada venta obteniendo el certfcado de transferencia de titulo a su favor, la decision de la mayoria confirma la de la Corte de Apelacion.chanroblesvirtualawlibrary chanrobles virtual law library

Semejante decision, como ya se ha dicho al principo es absoluntamente contraria a la ley y mina en sus cimientos uno de los fundamentales principios del sistema de registro Torrens; porque segun lo dispuesto en el articulo 50 de la Ley No. 496, la supuesta escritura de venta a favor de los recurridos, trantandose de un terreno inscrito de acuerdo con dicha Ley, no habiendo sido debidamente regiestrada, carece absolutamente de valor para todo el mundo, y no ha llegado a producir el traspaso del dominio de los terrenos a favor de los recurridos, pues el acto de la inscripcion o proriedad. Una escritura de venta no registrada, como la invocada por los recurridos, es solo en contrato entre la partes y obra como autorizacion para que el registrador haga la inscripcion correspondiente. Art. 50, supra; Niblack, pp. 126-127; Liong-Wong-Shih vs. Sunico & Peterson, 8 Phil., 91; Tabigue vs. Green, 11 Phil., 105; Buzon vs. Licauco, 13 Phil., 358; Tuason vs. Raymundo, 28 Phil., 635; Worcester vs. Ocampo & Ocampo, 34 Phil., 653; Fidelity & Surety Co. vs. Conegero, 41 Phil., 401; Manalo vs. Young Mendoza, 51 Phil., 405; Anderson & Co. vs. Garcia, 35 Gac. Of. No. 155, p. 2999; Gomez vs. Levy Hermanos, Inc. et al., R. G. No. 45112, Abril 3, 1939; Vargas vs. Tancioco y Guerrero, R. G. No. 45899, Abril 12, 1939.chanroblesvirtualawlibrary chanrobles virtual law library

Para todo el mudo, la unica verdad legal acerca del dominio, gravamen y otros derechos que limite derechos que limiten o afecten el dominio de un terreno inscrito, es tan solo lo que aprarece en el certificado de registro, cuyo original obra en el registro y el duplicado en manos del propietario inscrito. Los deudores judiciales Antonio Improgo y Fructuosa Casamayor, a quienes se embargaron esos terrenos, aparecian ser los propietarios inscritos de los mimos y esta es la unica verdad legal que debemos apreciar, no la terceria presentada por los recurridos, o cualquier otra noticia o informacion por referencia que tenga la recurrente. Esta no tiene medios de averiguar la verdad o falsedad de la terceria de dominio, y no esta obligada a hacer averiguacion alguna teniendo a su facil alcance la verdad legal que se encuentra en el certificado de titulo obrante en la oficina del registro. La recurrente tenia derechos a descansar en lo que aparece en el registro cuando ella embargo los terrenos y los compro en publica subasta en pago de su credito.chanroblesvirtualawlibrary chanrobles virtual law library

Si la simple presenttacion de la terceria fuese lagalmente suficiente, como opina la mayoria, para que uno hubiese embargado un terreno debiera desistir del embargo y de la venta, a pesar de que el terreno embargado estuviese inscrito en el registro a nombre de su deudor, podria ocurrir una de dos: o que el acreedor por sentencia quedase burlado, si creyera en al terceria, o que por el contrario, no creyendo en ella, tuviese que afrontar un litigio con el tercerista, con el resultado de perder su derecho de ejecutar su sentencia y pagar costas y da�os y peruicos.chanroblesvirtualawlibrary chanrobles virtual law library

El primer supuesto orcurriria, si el deudor por sentencia se valiese de un amigo o pariente que se prestase a presentar una terceria bajo juramento, alegando falsamente que era due�o del terreno por haberlo adquirido antes del embargo. Si el acreedor le cree, queda burlado.chanroblesvirtualawlibrary chanrobles virtual law library

Por el contrario, si la venta del terreno fuese un hecho cierto antes del embargo, pero que no se hubiese inscrito en el registro, y el acreedor por sentencia fiado en lo que aparece en el registro, prescindiese de la terceria y siguiese adelante con la ejecucion, ocurriria el segundo supuesto, estos es, perderia el litigio que promoviese luego el tercerista y pagaria costas y da�os y perjuicos.chanroblesvirtualawlibrary chanrobles virtual law library

Todo esto ocurrida si no se mantuviese en toda su fuerza y vigor el principio de registro consagrado en el articulo 50 de la Ley No. 496. Si nos atuviesemos solamente a la verdad legal que aparece en el Regitro, todos los indicados inconvenientes se evitarian.chanroblesvirtualawlibrary chanrobles virtual law library

Otra razon. Supongamos que los recurridos despues del embargo hubieran ido al registro y con su escritura de venta hubieran obtenido la expedicion a su favor del certificado de transferencia de titulo de los terrenos en cuestion. En tal caso, es indudable que se hubiera anotado por el registrador en dicho certificado el gavamen del embargo y los recurridos no podrian impedir que se vendieran en publica subasta dichos terrenos como conscuencia del embargo, a menos que paguen el credito judicial de la recurrente. No habiendo los recurridos registrado su alegada escritura de venta, obteniendo en cambio a su favor del certificado de titulo, por que razon, segun la decision de la mayoria, se han de quedar con los terrenos libres de todo gravamen? De modo que, segun la decision de la mayoria, estarian los recurridos en mejores condiciones no regirando su escritura de venta que registrandola. Absurdo.chanroblesvirtualawlibrary chanrobles virtual law library

Ademas, la decision de la mayoria destruye el antiguo principio juridico de "prior tempore, potior jure". La recurrente que inscribio la venta a su favor en febrero de 1936, es sin embargo, segun la decision de la mayoria, vencida en juicio, por los recurridos que desde el a�o de 1930 no han registrado su alegada venta cambiando a su nombre el certificado de titulo.chanroblesvirtualawlibrary chanrobles virtual law library

La decision de la mayoria tambien destruye el axioma juridico de equidad: "vigilantibus et non dormientibus aequitas subvenit" - equity aids one who has been vigilant. 19 American Jurisprudence, p. 333.chanroblesvirtualawlibrary chanrobles virtual law library

Soy por tanto de opinion que la decision recurrida debe ser revocada y que debiamos declarar que la recurrente ha adquirido legalmente los terrenos en cuestion.,

DIAZ, M., disidente:chanrobles virtual law library

Disiento de la opinion de la mayoria por las mismas razones que constan en la disidencia del Magistrado Concepcion.

IMPERIAL, M.:

Concurro con la opinion disidente del Magistrado Sr. Concepcion.





























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