Page 1 of 48
PROPERTY – Prof. Labitag
TABLE OF CONTENTS I. DEFINITION OF PROPERTY ............................................................................3 ............................................................................3 A. Classifi Classificati cation on under the Civil Civil Code............. Code....................... ................... .................. ................... ................... .................. .................. ................... ................... ...................3 ..........3 B. By Ownershi Ownership....... p................ .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ......................................4 .............................4 C. Other Other Classifi Classificati cations. ons.......... ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ................... .........................5 ...............5 II. OWNERSHIP ...........................................................................................7 A. Definiti Definition.... on.............. ................... .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ................... ....................7 ..........7 B. Bundle Bundle of Rights Rights included included in Ownersh Ownership..... ip.............. .................. ................... ................... .................. ................... ................... .................. ................... ....................7 ..........7 C. Other Other Specific Specific Rights Rights found found in the Civil Civil Code...... Code............... .................. ................... ................... .................. .................. ................... ................... ....................7 ...........7 D. Limitatio Limitations ns of Real Right Right of Ownersh Ownership.. ip............ ................... .................. ................... ................... .................. ................... ................... ................................8 .......................8 III. RIGHTS OF ACCESSION .............................................................................10 A. Concept.... Concept............. .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ................... ..............................10 ....................10 B. General General Princi Principles ples of of Accessio Accession....... n................ .................. ................... ................... .................. ................... ................... .................. .....................................10 ............................10 C. Obliga Obligatio tions ns of Rec Receiv eiver er of Frui Fruits ts to Pay Pay Expen Expenses ses by by 3rd person in producti on, gathering and preservation..................................................................................................................................................10 D. Kinds Kinds of Accession Accession......... .................. .................. ................... ................... .................. .................. ................... ................... .................. ................... ................... ...........................10 ..................10 1. Accessio Accession n Discreta... Discreta............. ................... .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ...................10 ..........10 2. Accessio Accession n Continua...... Continua................ ................... .................. ................... ................... .................. .................. ................... ................... .................. ................... ................... ...............11 ......11 Over Immovables..................................................................................................................................11 Over Movables.......................................................................................................................................12 IV. QUIETING OF TITLE .................................................................................14 A. Differen Differences ces between between Action Action to Quiet Quiet Title Title and Actio Action:... n:............. ................... .................. ................... ................... ..................................14 .........................14 B. Prescri Prescriptio ption n of Action Action to Quiet Quiet Title Title......... .................. .................. ................... ................... .................. ................... ................... ......................................14 .............................14 C. Who are are Entitled Entitled to to Bring Bring Action?. Action?.......... .................. ................... ................... .................. .................. ................... ................... .................. ...............................14 ......................14 D. Notes......... Notes................... ................... .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ................... ............................14 ..................14 V. CO-OWNERSHIP CO-OWNERSHIP .....................................................................................15 A. Definiti Definition.... on.............. ................... .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ...........................15 ..................15 B. Characte Characteristi ristics cs of co-owners co-ownership hip........ .................. ................... .................. ................... ................... .................. ................... ................... .................. ..........................15 .................15 C. Differen Differences ces between between Co-ownersh Co-ownership ip and Joint Tenancy Tenancy......... ................... ................... .................. .................. ................... ................... ...................15 ..........15 D. Differen Differences ces between between Co-owners Co-ownership hip and Partnershi Partnership....... p................ .................. ................... ................... .................. ................... .........................15 ...............15 E. Source Source of Co-owner Co-ownership ship......... ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ............................15 ...................15 F. Rights Rights of each each co-owne co-ownerr as to the the thing thing owned owned in common common......... .................. ................... ................... .................. ..............................16 .....................16 G. Implicati Implications ons of co-own co-owners ers right right over over his ideal ideal share..... share.............. .................. ................... ................... .................. ....................................17 ...........................17 H. Rules Rules on co-owners co-ownership hip not not applicabl applicable e to conjugal conjugal partner partnership ship of gains gains or absolut absolute e community community of property........................................................................................................................................................18 I. Special Special rules rules on on co-owne co-ownershi rship p from from provisi provisions ons of of Condomi Condominiu nium m Law (Act (Act No. No. 4726).. 4726)........... ...........................18 ..................18 J. Extingui Extinguishme shment nt of co-owner co-ownership ship........ .................. ................... .................. ................... ................... .................. ................... ................... .................. .........................18 ................18 VI. POSSESSION ........................................................................................20 A. Definiti Definition on and Conce Concept..... pt.............. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................................20 ........................20 B. Essential Essential Requisi Requisites tes of Possessio Possession..... n............... ................... .................. ................... ................... .................. ................... ................... .................. .........................20 ................20 C. Degrees Degrees of Holdin Holding g of Possessio Possession..... n............... ................... .................. ................... ................... .................. .................. ................... ....................................20 ..........................20 D. Cases Cases of Possession. Possession.......... .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. .................. ........................20 ...............20 E. What thing things s or right rights s may be be possesse possessed....... d................ .................. ................... ................... .................. .................. ................... .................................20 .......................20 F. What may may not be be possesse possessed d by privat private e persons.. persons........... .................. ................... ................... .................. ................... ................... ..........................21 .................21 G. Acquisit Acquisition ion of Possessi Possession... on............ .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. .......................21 ..............21 H. Effects Effects of Posses Possession sion......... .................. ................... ................... .................. ................... ................... .................. ................... ................... .........................................22 ................................22 I. Effect Effect of possessi possession on in in the the concep conceptt of an owner owner......... ................... ................... .................. ................... ................... .....................................23 ............................23 J. Presump Presumption tions s in in favor favor of the possesso possessor...... r................ ................... .................. ................... ................... .................. .................. ...................................23 ..........................23 K. Possessi Possession on may be be lost by...... by............... .................. ................... ................... .................. ................... ................... .................. ................... ................... ...........................24 ..................24 VII. USUFRUCT.........................................................................................25 A. Concept.... Concept............. .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ................... ..............................25 ....................25 B. Historic Historical al consider consideration ations........ s................. .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ...................25 ..........25 C. Characte Characteristi ristics cs of Usufruc Usufruct....... t................ ................... ................... .................. ................... ................... .................. ................... ................... .................. ................... .................25 .......25 D. Usufruct Usufruct distingu distinguishe ished d from from lease; lease; from servitude servitude........ .................. ................... .................. ................... ................... .................. ................... .................25 .......25 E. Classes Classes of Usufruc Usufruct........ t................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ................... ...........................25 .................25 F. Rights Rights of Usufr Usufruct uct......... .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ................... ............................26 ..................26 G. Rights Rights of Naked Naked Owner........ Owner.................. ................... .................. ................... ................... .................. ................... ................... .................. ................... ..............................26 ....................26 H. Obligati Obligations ons of Usufructuar Usufructuary........ y................. .................. ................... ................... .................. ................... ................... .................. ................... .................................27 .......................27 I. Special Special Cases of Usufruc Usufruct........ t................. ................... ................... .................. ................... ................... .................. ................... ................... ...................................28 ..........................28 J. Extingui Extinguishme shment nt of Usufruct Usufruct......... .................. .................. ................... ................... .................. ................... ................... .................. .........................................28 ................................28
PROPERTY – Prof. Labitag
Page 2 of 48
VIII. EASEMENTS OR SERVITUDES .....................................................................31 A. Definiti Definition.... on.............. ................... .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ...........................31 ..................31 B. Essential Essential feature feature of easement easements/re s/real al servitudes/ servitudes/prae praedial dial servitud servitudes...... es............... ................... ................... .................. .....................3 ............31 1 C. Classifi Classificati cation on of Servitu Servitudes. des........... ................... .................. .................. ................... ................... .................. ................... ................... .................. ................... ......................31 ............31 D. General General rules relating relating to servitudes.. servitudes........... ................... ................... .................. ................... ................... .................. ................... ................... .................. .................32 ........32 E. Modes Modes of acquiri acquiring ng easeme easements.. nts............ ................... .................. .................. ................... ................... .................. ................... ................... .................................32 ........................32 F. Rights Rights and and obligat obligation ions s of owners owners of domina dominant nt and and servien servientt estates.... estates.............. ................... ........................................32 ...............................32 G. Modes Modes of exting extinguish uishment ment of easem easements ents.......... ................... .................. ................... ................... .................. ................... ........................................33 ..............................33 H. Legal Legal Easemen Easements.... ts............. .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ..................................34 .........................34 BOOK III – DIFFERENT MODES OF ACQUIRING OWNERSHIP ..........................................36 Mode and Title Differentiated........................................................................................................................36 Modes of Acquiring Ownership......................................................................................................................36 Occupation....................................................................................................................................................37 Intellectual creation......................................................................................................................................37 DONATION..............................................................................................38 Nature of donation........................................................................................................................................38 Requisites of donation...................................................................................................................................38 Kinds of donation..........................................................................................................................................38 Who may not give or receive donations........................................................................................................39 Who may give or receive donations..............................................................................................................39 Acceptance of donation.................................................................................................................................39 Form of donations.........................................................................................................................................39 What may be donated...................................................................................................................................39 Effect of donation..........................................................................................................................................40 Revocation and Reduction of Donations........................................................................................................41 LEASE..................................................................................................44 A. General General charact characteris eristics tics of every every lease.......... lease................... .................. .................. ................... ................... .................. ................... ................... ........................44 ...............44 B. Kinds Kinds of leases..... leases.............. ................... ................... .................. .................. ................... ................... .................. ................... ................... .................. ................... ................... ..................44 .........44 C. Lease of thin things..... gs.............. .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ....................................45 ...........................45
Lease of things
PROPERTY – Prof. Labitag
Page 2 of 48
VIII. EASEMENTS OR SERVITUDES .....................................................................31 A. Definiti Definition.... on.............. ................... .................. ................... ................... .................. ................... ................... .................. .................. ................... ................... .................. ...........................31 ..................31 B. Essential Essential feature feature of easement easements/re s/real al servitudes/ servitudes/prae praedial dial servitud servitudes...... es............... ................... ................... .................. .....................3 ............31 1 C. Classifi Classificati cation on of Servitu Servitudes. des........... ................... .................. .................. ................... ................... .................. ................... ................... .................. ................... ......................31 ............31 D. General General rules relating relating to servitudes.. servitudes........... ................... ................... .................. ................... ................... .................. ................... ................... .................. .................32 ........32 E. Modes Modes of acquiri acquiring ng easeme easements.. nts............ ................... .................. .................. ................... ................... .................. ................... ................... .................................32 ........................32 F. Rights Rights and and obligat obligation ions s of owners owners of domina dominant nt and and servien servientt estates.... estates.............. ................... ........................................32 ...............................32 G. Modes Modes of exting extinguish uishment ment of easem easements ents.......... ................... .................. ................... ................... .................. ................... ........................................33 ..............................33 H. Legal Legal Easemen Easements.... ts............. .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ..................................34 .........................34 BOOK III – DIFFERENT MODES OF ACQUIRING OWNERSHIP ..........................................36 Mode and Title Differentiated........................................................................................................................36 Modes of Acquiring Ownership......................................................................................................................36 Occupation....................................................................................................................................................37 Intellectual creation......................................................................................................................................37 DONATION..............................................................................................38 Nature of donation........................................................................................................................................38 Requisites of donation...................................................................................................................................38 Kinds of donation..........................................................................................................................................38 Who may not give or receive donations........................................................................................................39 Who may give or receive donations..............................................................................................................39 Acceptance of donation.................................................................................................................................39 Form of donations.........................................................................................................................................39 What may be donated...................................................................................................................................39 Effect of donation..........................................................................................................................................40 Revocation and Reduction of Donations........................................................................................................41 LEASE..................................................................................................44 A. General General charact characteris eristics tics of every every lease.......... lease................... .................. .................. ................... ................... .................. ................... ................... ........................44 ...............44 B. Kinds Kinds of leases..... leases.............. ................... ................... .................. .................. ................... ................... .................. ................... ................... .................. ................... ................... ..................44 .........44 C. Lease of thin things..... gs.............. .................. ................... ................... .................. ................... ................... .................. ................... ................... .................. ....................................45 ...........................45
Lease of things
PROPERTY – Prof. Labitag
Page 3 of 48
I. DEFINITION OF PROPERTY PROPERTY •
•
Is an economic concept, meaning a mass of things useful to human activity and which are necessary to life, for which reason they may be organized and distributed in one way or another, but, always for the good of the main. In order that a thing may be considered as property: Utility – capacity to satisfy human wants ○ In dividua divi duality lity or Substantivity - an autonomous or separate existence; materials composing a ○ thing are not thing in themselves. Appropriability or susceptibility to appropriation ○
A. Cla Classi ssific ficati ation on under under the Civil Civil Code Code
1. Immovable or Real Property a. By Nature – those which cannot be moved from place to place Art 415, Par 1 Lands, buildings, roads and constructions of all kinds adhered to the soil. Art 415, Par 8 b. By Inco Incorp rpor orat atio ion n Art 415, Par 2 Art 415, Par 3 Art 415, Par 7 c.
By Desti estin nati ation
Art 415, Par 4 Art 415, Par 5 Art 415, Par 6 Art 415, Par 9 d.
By Analogy
Art 415, Par 10 Movables or Personal Property
Art 416 Art 417 DAVAO SAWMILL v CASTILLO () BERKENKOTER v CU UNJIENG () LOPEZ v OROSA () TUMALAD v VICENCIO () ASSOCIATED INSURANCE v IYA () MAKATI LEASING v WEAREVER () BD. OF ASSESSMENT APPEALS v MERALCO () MERALCO v BD. OF ASSESSMENT APPEALS () MERALCO v BD. OF ASSESSMENT APPEALS () CALTEX v BD. OF ASSESSMENT APPEALS () BENGUET CORP. v BD. OF ASSESSMENT APPEALS ()
1. Importanc Importance e and Signifi Significan cance ce of Classifi Classificati cation on From point of view of: i. ii.
Criminal Law Form of contrac contracts ts involvi involving ng movabl movables es or immova immovables bles
Page 4 of 48
PROPERTY – Prof. Labitag iii. iii. Pres Prescr crip ipti tion on
iv. Venue/Jurisdiction v. Taxation vi. Doub Double le Sales Sales und under er Art Art 1544 1544 Art 1544 vii. Prefere Preference nce of of Credit Credits s viii. Causes of Action Action to Recover Recover 1. Differen Differences ces betwee between n Real Righ Rights ts and Perso Personal nal Rights Rights Point of comparison
Definition
Elements
REAL RIGHTS
PERSONAL RIGHTS
Power belonging to a person over a specific thing, without a passive subject individually determined against whom such right may be personally exercised
Power belonging to one person to demand to another, as a definite passive subject, the fulfillment fulfillment of a prestation to give, to do or not to do
Gives to a person direct and immediate juridical power over the thing, which is susceptible of being exercised, not only against a determinate person, but against the whole world.
More properly called “right of obligation” or simply “obligation”
1) Subject and object connected by a relation of ownership of the former over the latter 2) A gene general ral obliga obligatio tion n or dut duty y of respect for such relation, there being no particular passive subject 3) Effectiv Effective e action actions s recog recognize nized d by law to protect such relation against anyone who may want to disturb it
1) Two sub subjec jects: ts: acti active ve and and passiv passive e (bound to perform prestation incumbent upon him by reason of a juridical tie which binds him to the active subject), who are determined and specified
2) General obligation obligation on the part of 3 rd persons to respect the relation between the active and passive subjects
3) Effective actions in favor of the active subject against the passive subject for the performance of the prestation by the latter or so that the relation between them may produce its natural and juridical effects Also known as
Jus in re
Jus ad rem
Number of persons involved in the juridical relation
Active subject – 1 Passive subject - the rest of the world without individual determination
Definite active subject Definite passive subject
Generally a corporeal thing
Intangible thing, i.e. the prestation of the debtor
By the manner in which the will of the active subject affects the thing related o it
Generally affects the thing directly
Indirectly through the prestation of the debtor
By the causes of
By mode and title
By title alone
Object of the juridical relation
PROPERTY – Prof. Labitag
Page 5 of 48
creating the juridical relation By the methods of extinguishment of the juridical relation
Extinguished by the loss or destruction of the thing
By the nature of the actions arising from them
A. Classification by Ownership 1.
Res Nullius
2. Public Dominion cf. Patrimonial Property of State Art Art Art Art Art
419 420 421 422 424 a.
Property of State
Art 420 Art 421 Art 422 i. For public use ii. For public service iii. For development of national wealth LA BUGAL B’LAAN TRIBAL ASSN. v RAMOS (2004) ON RECONSIDERATION (2005) CHAVEZ v PEA AMARI (2002) ON RECONSIDERATION (2003) USERO v CA (2006)
a.
Property of Municipal Corporations
Art 424, Par 1 i.
For public use including public works for public service
1. Private Property a.
Patrimonial Property of State Art 424
b.
Patrimonial Property of Municipal Corporations Art 424, Par 2
c.
Private Property of Private Persons Art 425, Par 2
Not extinguished by the loss or destruction of the thing
PROPERTY – Prof. Labitag
Page 6 of 48
TANTOCO v MUNICIPAL COUNCIL () ZAMBOANGA DEL NORTE v CITY OF ZAMBOANGA () SALAS v JARENCIO () CEBU ACETYLENE v BERCILLES () MUNICIPALITY OF SAN MIGUEL v FERNANDEZ () GOVERNMENT v CABANGIS () CHAVEZ v PEA AMARI (2002) ON MOTION FOR RECONSIDERATION (2003)
1.
Effect and Significance of Classification of Property as Property of Public Dominion a. b. c. d.
Property is outside the commerce of man Property cannot be the subject of acquisitive prescription Property cannot be attached or levied upon in execution Property cannot be burdened with a voluntary easement
A. Other Classifications 1. By their physical existence a. Corporeal – those which are manifest to the senses, which we may touch or take, which exist in space and have a body, whether animate or inanimate b. Incorporeal – personal prestations or acts or services productive of utility. They are not manifest to the senses but are conceived only by the understanding. They must combine three requisites: i. External – manifested act ii. Personal – done by the debtor himself iii.Possible – when it can be done both in nature and in law 2. By their autonomy or dependence a. Principal b. Accessory 3. By their subsistence after use a. Consumable Art 418 (1) b. Non-consumable Art 418 Differentiated from Fungible or Non-fungible c. Deteriorable or non-deteriorable 4.
By reason of their susceptibility to division a. Divisible b. Indivisible
5. By reason of designation a. Generic b. Specific 6. Existence in point of time a. Present b. Future 7. Contents and constitution a. Singular i. Simple ii.Compound b. Universal 8. Susceptibility to appropriation a. Non-appropriable b. Appropriable i. Already appropriated ii. Not yet appropriated
PROPERTY – Prof. Labitag 9. Susceptibility to commerce a. Within the commerce of man b. Outside the commerce of man
Page 7 of 48
PROPERTY – Prof. Labitag
Page 8 of 48
II. OWNERSHIP A. Definition
OWNERSHIP •
•
J. B. L. Reyes: It is independent right of exclusive enjoyment and control of a thing for the purpose of deriving therefrom all the advantages required by the: Reasonable needs of the owner (or holder of the right) and ○ Promotion of the general welfare ○ But subject to the restrictions imposed by: ○ Law ○ Rights of others Scialoja: It is a relation in private law by virtue of which is a thing (or property right) pertaining to one person is completely subjected to his will in everything not prohibited by public law or the concurrence with the rights of another
A. Bundle of Rights included in Ownership Art 429 Jus Utendi definition •
Jus Fruendi definition •
Jus Abutendi definition •
Jus Disponendi definition •
Jus Vindicandi definition •
A. Other Specific Rights found in the Civil Code 1.
Right to exclude; self-help; Doctrine of Self-help Art 429 ELEMENTS OF SELF-HELP
2. Right to enclose or fence Art 430 3.
Right to receive just compensation in case of expropriation Art 435
4. Right to hidden treasure Art 438 Art 439 5. Right to accession Art 440
6. Right to recover possession and/or ownership ( Jus Vindicandi) a.
Available actions to Recover Possession/Ownership i. Immovable property
Page 9 of 48
PROPERTY – Prof. Labitag 1) 2) 3) 4)
Accion reivindicatoria Accion publiciana Forcible entry Unlawful detainer
HILARIO v SALVADOR (2005) SAMPAYANG v CA (2005) SANTOS v AYON (2005) GANILA v CA (2005) ROSS RICA SALES CENTER v SPS. ONG (2005) PERALTA-LABRADOR v BUARIN (2005)
ii. Movable property 1) Replevin b. Requisites for recovery Art 434 i. Identify the property SERINA v CABALLERO (2004)
ii. Prove his right of ownership – rely on the strength of his evidence not on the weakness of defendant PEREZ v MENDOZA (1975) DIZON v CA (1993)
A. Limitations of Real Right of Ownership 1. General Limitation a. Police power b. Taxation c. Eminent domain 2. Specific Limitation 3.
Limitation from Scattered provisions of CC Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art
431 432 2191 670 677 678 679 649 652 637 676 644 684 685 686 687
US v CAUSBY ( ) LUNOD v MENESES ( )
a. Latin Maxim: Sic Utere Tuo Ut Alienum Non Laedas Art 431 b. Act in State of Necessity
PROPERTY – Prof. Labitag Art 432
Page 10 of 48
Page 11 of 48
PROPERTY – Prof. Labitag
III. RIGHTS OF ACCESSION A. Concept Art 440 The ownership of property gives the right by accession to everything which is produced thereby, or which is incorporated or attached thereto, either naturally or artificially. DEFINITION S OF ACCESSION • Tolentino: Right by virtue of which the owner of a thing becomes the owner of everything that the thing may produce or which may be inseparably united or incorporated thereto, either naturally or principally. • J. B. L. Reyes: Extension of ownership over a thing to whatever is incorporated thereto naturally or artificially (without or with labor of man) – Incorporation means a stable union or adherence, not mere juxtaposition – Accession is one of the bundle of rights of ownership and is not a mode of acquiring property – It does not depend upon a new title A. General Principles of Accession
1.
Applicable to BOTH accession discreta and accession continua a. b.
1.
1.
Accessory follows the principal No one shall be unjustly enriched at the expense of another
Applicable to accession continua alone a.
Whatever is built, planted or sown on the land of another and the improvements or repairs made thereon, belongs to the owner of the land, subject to the provisions of the following articles. Art 445
b.
All works, sowing and planting are presumed made by owner and at his expense, unless the contrary is proved. Art 446
c.
Accessory incorporated to principal such that it cannot be separated without injury to work constructed or destruction to plantings, construction or works. Art 447
d.
Bad faith involves liability for damages and other dire consequences.
e.
Bad faith of one party neutralizes bad faith of the other. Art 453
Applicable to accession discreta alone a.
Ownership of fruits – To owner of principal thing belongs the NATURAL, INDUSTRIAL and CIVIL fruits Art 441 EXCEPTIONS: i. Possession in good faith ii. In usufruct iii.In lease iv.In antichresis
A. Obligations of Receiver of Fruits to Pay Expenses by 3 preservation
Art 443
rd
person in production, gathering and
PROPERTY – Prof. Labitag
Page 12 of 48
B. Kinds of Accession
1.
Accession Discreta (Fruits)
Art 440 a. b. c.
Natural Industrial Civil
BACHRACH v SEIFERT ( ) BACHRACH v TALISAY ( ) 1. Accession Continua Over Immovables 1. Artificial or Industrial – Building, Planting, Sowing
a. Owner is BPS using material of another (LO-BPS and MM) Art 447 • •
In good faith In bad faith
a. BPS builds, plants or sows on another’s land using his own material (LO and BPS-MM) Art Art Art Art Art Art Art •
•
i.
448 449 450 451 452 453 454
The The The The The The The
BPS in good faith Art 448 The BPS in bad faith Art 449 The Art 450 The Art 451 The Options open to owner of the land 1) To acquire BP – –
building, planting and sowing has right of retention Retains possession without paying rental Not entitled to fruits; his rights are the same as an antichretic creditor
1) To sell land to BP OR to lease land to S BP may refuse if value of land considerably more than BP; then forced lease by LO and BP BPS in bad faith i.
Rights of BPS in bad faith Art 452 The Art 443 The Landowner in bad faith but BPS in good faith Art 454 Art 447 Reason for adverting to rule in Art 447
a. BPS builds, plants or sows on another’s land with materials owned by 3rd persons
PROPERTY – Prof. Labitag Art 455 The N.B.: Good faith does not exclude negligence Art 456 The BERNARDO v BATACLAN ( ) IGNACIO v HILARIO ( ) SARMIENTO v AGANA ( ) DEPRA v DUMLAO ( ) TECHNOGAS PHIL v CA ( ) ORTIZ v KAYANAN ( ) GEMINIANO v CA ( ) PLEASANTVILLE DEV’T CORP v CA ( ) FELICES v IRIOLA ( ) SPOUSES NUGUID v CA (1993) SPOUSES NUGUID v CA (2005) 1. Natural (Accession Continua Natural)
a.
Alluvium Art 457 The
REPUBLIC v CA ( ) GRANDE v CA ( ) MENESES ( )
b. Avulsion (Art 459-460) NAVARRO ( )
c. Change of Course of River (Art 461-463) Art 461 The Art 462 The Art 463 The BAES v CA ( ) BINALAY v MANALO
d. Formation of Islands Art 461 The Art 462 The Art 463 The Art 464 The Art 465 The See PD 1067 , Water Code 1. Reverse Accession Art 120, FC The Art 321, CC The Over Movables 1. Conjunction and Adjunction
a. Inclusion or Engraftment b. Soldadura or Soldering i. ii.
Plumbatura – different metals Ferruminatio – same metal
a. Tejido or Weaving b. Escritura or Writing
Page 13 of 48
PROPERTY – Prof. Labitag c. Pintura or Painting 1. Commixtion and Confusion SIARI VALLEY ESTATES v LUCASAN (1955) SANTOS v BERNABE () 2. Specification
Page 14 of 48
Page 15 of 48
PROPERTY – Prof. Labitag
IV. QUIETING OF TITLE A. Differences between Action to Quiet Title and Action: Action to Quiet Title
Action to Remove a Cloud
Action to Quiet Title
Action to Prevent a Cloud
B. Prescription of Action to Quiet Title • •
If plaintiff is in possession: imprescriptible If plaintiff is not in possession: prescribes within period of filing accion publiciana, accion reivindicatoria
OLVIGA v CA (1993) PINGOL v CA (1993) A. Who are Entitled to Bring Action? Rule 64, Sec. 1, Par 2, Rules of Court The B. Notes
1.
There is a cloud on title to real property or any interest to real property. Art 476 The
2.
Plaintiff has legal or equitable title to or interest in the subject/real property.
3.
Instrument record claim, etc must be valid and binding on its face, but in truth and in fact, invalid, ineffective, voidable or unenforceable.
4.
Plaintiff must return benefits received from defendant.
TITONG v CA (1998)
5. Actions to quiet title are proceedings quasi in rem. SPS. PORTIC v CRISTOBAL (2005)
PROPERTY – Prof. Labitag
Page 16 of 48
V. CO-OWNERSHIP A. Definition
CO-OWNERSHIP •
The right of common dominion which two or more persons have a spiritual part (or ideal portion) or a thing which is not physically divided.
A. Characteristics of co-ownership 1. 2. 3. 4.
There is plurality of owners, but only one real right of ownership. The recognition of ideal shares, defined but not physically identified. Each co-owner has absolute control over his ideal share. Mutual respect among co-owners in regard to use and enjoyment and preservation of thing as a whole.
PARDELL v BARTOLOME ( ) A. Differences between Co-ownership and Joint Tenancy Co-ownership
Joint Tenancy
B. Differences between Co-ownership and Partnership Co-ownership
GATCHALIAN v COLLECTOR ( )
C. Source of Co-ownership 1.
Law i.
Cohabitation Art 147, FC Art 148, FC Art 90
ii.
Purchase Art 1452
iii. Succession • Intestate: Art 1452 Testate: Property is given to 2 or more heirs •
i.
Donation Art 753 Art 573, 2nd Par
ii.
Chance Art 472
SIARI VALLEY ESTATE v LUCASAN ()
iii. Hidden treasure
Partnership
PROPERTY – Prof. Labitag
Page 17 of 48
Art 348 iv. Easement of party wall Art 658 v.
Occupation
PUNZALAN v BOON LIAT ( )
vi. Condominium Law Sec 6 (c), RA 4726 1.
Contracts a.
By agreement Duration of co-ownership: Art 494
b. Universal partnership Art 1778 Art 1779 Art 1780 c.
Associations and societies with secret articles Art 1775
A. Rights of each co-owner as to the thing owned in common 1.
To use the thing according to the purpose intended may be altered by agreement, express or implied, provided: a. It is without injury or prejudice to interest of co-ownership and; b. Without preventing the use of other co-owners Art 486
PARDELL v BARTOLOME ( )
2.
To share in the benefits in proportion to his interest, provided the charges are borne by each in the same proportion Art 485 • •
1.
Contrary stipulation is void Presumption is that portions are equal unless contrary is proved
Each co-owner may bring an action in ejectment Art 487
RESUENA v CA (2005) ACABAL v ACABAL (2005)
2. To compel other co-owner to contribute: a. to expenses for preservation of the thing or right owned in common b. to payment of taxes Art 488 •
•
•
1.
Co-owner’s option not to contribute by waiving his undivided interest equal to amount of contribution – dacion en pago Exception: if waiver is prejudicial to co-ownership Requisites before repairs for preservation may be made or expenses for embellishment or improvement may be made Art 489 Effects of failure to notify co-owners
To oppose any act of alteration Remedy of other co-owners re acts of alteration
Page 18 of 48
PROPERTY – Prof. Labitag Art 491 ACTS OF ALTERATION
a.
Concept Any change injurious to the thing owned in common or to the rights of other co-owners or Any change material to the use, destination or state of thing which act is in violation of the • express or tacit agreement of the co-owners •
a.
Distinguished from acts of administration Art 492 Acts of Alteration
b.
Acts of Administration
Effect of acts of alteration and remedies of non-consenting co-owner
QUERY: Is lease of real property owned in common an act of alteration? Art 647 in relation to Art 1878 (8)
2.
To protect against acts of majority which are prejudicial to minority Art 492, 3rd Par
LAVADIA v COSME () MELENCIO v DY TIAO LAY () TUASON v TUASON ()
3.
To exercise legal redemption Art 1620 Art 1623
MARIANO v CA () VERDAD v CA ()
4. To ask for partition Art 494 RAMIREZ v RAMIREZ () AGUILAR v CA (1993) VDA DE APE v CA (2005)
5.
Other cases where legal right of redemption is given Art 1621 Art 1622
HALILI v CA (1998) FRANCISCO v BOISER (2000) A. Implications of co-owners right over his ideal share
1. Co-owner has the right: a. b. c. d. 1.
To share in fruits and benefits To alienate, mortgage or encumber and dispose of his ideal share BUT: Other co-owners may exercise right of legal redemption To substitute another person in the enjoyment of thing To renounce part of his interest to reimburse necessary expenses incurred by another owner Art 488
Effect of transaction by each co-owner a.
Limited to his share in the partition
PROPERTY – Prof. Labitag b. c.
Page 19 of 48
Transferee does not acquire any specific portion of whole property until partition Creditors of co-owners may intervene in partition or attack the same if prejudicial Art 499 EXCEPT that creditors cannot ask for rescission even if not notified in the absence of fraud Art 497
CARVAJAL v CA () PAMPLONA v MORETO () CASTRO v ATIENZA () ESTOQUE v PAJIMULA () DIVERSIFIED CREDIT v ROSADO () PNB v CA () A. Rules on co-ownership not applicable to conjugal partnership of gains or absolute community of property B. Special rules on co-ownership of different stories of a house as differentiated from provisions of Condominium Law (Act No. 4726)
1. Concept of Condominium 2.
Essential requisites for Condominium
3.
Rights and obligations of Condominium owner
SUNSENT VIEW CONDOMINIUM v JUDGE CAMPOS (1981)
A. Extinguishment of co-ownership 1.
Total destruction of thing
2.
Merger of all interests in one person
3.
Acquisitive prescription a. By a third person b. By one co-owner as against the other co-owners REQUISITES - Unequivocal acts of: i. Unequivocal acts of repudiation of co-ownership (acts amounting to ouster of other coowners) known to other co-owners and shown by clear and convincing evidence ii. Open and adverse possession, not mere silent possession for the required period of extraordinary acquisitive prescription iii. The presumption is that possession by co-owner is not adverse •
CAPITLE v DE GABAN (2004)
1. Partition or division
a. Right to ask for partition at any time, EXCEPT: i.
When there is a stipulation against it (should not be over 10 years) Art
ii.
When condition of indivision is imposed by transferor (donor or testator) not exceeding 20 years Art 494
iii. When the legal nature of community prevents partition (party wall) Art iv. When partition is generally prohibited by law E.g. absolute community of property
PROPERTY – Prof. Labitag v.
Page 20 of 48
When partition would render the thing unserviceable (but the thing may be sold and co-owners divide the proceeds) Art 494 Action for partition will fail if acquisitive prescription has set in
a. Effect of partition Art 1091 Art 543 Art 1092 Art 1093 Art 499 Art 500 Art 501 b.
Right of creditors of individual co-owners Art 497
c.
Procedure for partition Rule 69, Rules of Court
PROPERTY – Prof. Labitag
Page 21 of 48
VI. POSSESSION A. Definition and Concept
POSSESSION •
•
Is the holding of a thing OR the enjoyment of a right, whether by material occupation or by the fact that the thing or the right is subjected to the action of our will It is a real right independent of and apart from ownership i.e. the right of possession ( jus possessionis) as distinguished from the right to possess ( jus possidendi)
A. Essential Requisites of Possession
1. Holding or control of a thing or right ( corpus ) consists of either a. The material or physical holding or occupation either b. Exercise of a right c. Constructive possession (intention to possess is very crucial) RAMOS v DIRECTOR OF LANDS ( ) DIRECTOR v CA ( )
1. Intention to possess (animus possidendi )
A. Degrees of Holding of Possession 1.
Mere holding or possession without title whatsoever and in violation of the right of the owner E.g. possession of a thief/robber or a usurper of land
2.
Possession with a juridical title, but not that of ownership E.g. possession of tenant, depository agent, bailee, trustee, lessee, antichretic creditor. This degree of possession will never ripen into full ownership as long as there is no repudiation • of concept under which property is held.
1.
Possession with a just title or title sufficient to transfer ownership, but not from the true owner E.g. possession of a vendee from vendor who pretends to be the owner This degree of possession ripens into full ownership by lapse of time. •
1.
Possession with a just title from the true owner The delivery of possession transfers ownership, and strictly speaking, is the jus possidendi.
•
A. Cases of Possession 1. Possession for oneself or possession exercised in one’s own name and possession in the name of another Art 524
2. Possession in the concept of an owner and possession in the concept of a mere holder with the ownership belonging to another Art 525
3. Possession in good faith and possession in bad faith Art 526 PLEASANTVILLE DEV’T CORP v CA ( )
a.
Mistake upon a doubtful or difficult question of law as a basis of good faith
KASILAG v ROQUE (1939)
PROPERTY – Prof. Labitag
Page 22 of 48
A. What things or rights may be possessed
Art 530 Only things or rights susceptible of appropriation may be the object of possession B. What may not be possessed by private persons
1.
Res Communes
2.
Property of public dominion
3.
Right under discontinuous and/or non-apparent easement
A. Acquisition of Possession 1.
Ways of acquiring possession Art 531 a.
Material occupation of the thing
b. Subject to the action of our will i. Doctrine of constructive possession ii. Includes constructive delivery 1) Traditio brevi manu – thing is already in transferee’s hands E.g. under a contract of lease, then delivered under a sale 1) Traditio constitutum possessorium – thing remains in transferor’s hands E.g. sale, then retained under a commodatum •
•
a.
Proper acts and legal formalities Refers to the acquisition of possession by: – Sufficient title – Inter vivos – Mortis causa – Lucrative or onerous Includes traditio longa manu and tradition simbolica , donations, succession (testate or • intestate), contracts, judicial writs of possession, writ of execution of judgments, execution and registration of public instruments •
BANCO ESPANOL FILIPINO v PETERSON ( )
1.
By whom possession be acquired Art 532 a.
By same person ELEMENTS OF PERSONAL ACQUISITION
b. By his legal representatives REQUISITES c.
By his agent
d. By any person without any power whatsoever but subject to ratification, without prejudice to the proper case of negotiorum gestio Art 2144 Art 4129 Art 2150 e. 1.
Qualifiedly, minors and incapacitated persons Art 535
What do not affect possession Art 537 Art 1119
PROPERTY – Prof. Labitag a.
Page 23 of 48
Acts merely tolerated Art 537
MACASAET v MACASAET (2004)
b.
Acts executed clandestinely and without the knowledge of the possessor Art 537
c.
Acts by violence as long as possessor objects thereto (i.e. he files a case) Art 536
CUAYCONG v BENEDICTO () ASTUDILLO v PHHC () PERAN v CFI ()
1.
Rule to solve conflict of possession Art 538
GENERAL RULE: Possession cannot be recognized in two different personalities. EXCEPTION: In cases of co-possession by co-possessors without conflicting claims or interest In case of conflicting possession, preference is given to: a. Present possessor or actual possessor b. If there are 2 or more possessors, the one longer in possession c. If dates of possession are the same, the one who presents a title d. If all conditions are equal, the thing shall be placed in judicial deposit pending determination of possession or ownership through proper proceedings A. Effects of Possession
1. In general, every possessor has a right to be respected in his possession; if disturbed therein, possessor has right to be protected in or restored to said possession Art 539 a.
Actions to recover possession
i. Accion interdictal or Summary proceedings – forcible entry and unlawful detainer – Plaintiff may ask for writ of preliminary mandatory injunction – Within 10 days from the filing of complaint in forcible entry Art 539 YU v HONRADO ( )
i. Accion publiciana – based on superior right of possession, not ownership ii. Accion reivindicatoria – recovery of ownership, including the right to possess iii. Action for replevin – possession or ownership for movable property a.
Lawful possessor can employ self-help Art 429
1. Entitlement to fruits – possessor in good faith/bad faith Art 544 Art 549
2. Reimbursement for expenses – possessor in good faith/bad faith Liability for loss or deterioration of property by possessor in bad faith Art 553 Art 552 •
PROPERTY – Prof. Labitag
Page 24 of 48
1. Possession of movable acquired in good faith (in concept of owner) is equivalent to title Art 559 • Possessor has actual title which is defeasible only by true owner • One who has lost a movable or has been unlawfully deprived thereof may recover it but without reimbursement EXCEPT: If possessor acquired it at a public sale A. Effect of possession in the concept of an owner
1.
Possession may by lapse of time ripen into full ownership, subject to certain exceptions.
2.
Presumption of just title and cannot be obliged to show or prove it Art 541 EXCEPTION: Art 1131
3. Possessor may bring all actions necessary to protect his possession except accion reivindicatoria 4. May employ self-help under Art 429 5.
Possessor may ask for inscription of such real right of possession in the Registry of Property
6.
Has rights to fruits and reimbursements for expenses (assuming he is a possessor in good faith)
7.
Upon recovery of possession which he has been unlawfully deprived, may demand fruits and damages
8.
Generally, he can do on the things possessed everything that the law authorizes the owner to do until he is ousted by the one who has a better right
9.
Possession in good faith and possession in bad faith Art 528 Mistake upon a doubtful or difficult question of law as a basis of good faith Art 526, Par 3 •
A. Presumptions in favor of the possessor
1. Of good faith until the contrary is proved Art 528
2. Of continuity of initial good faith in which possession was commenced or possession in good faith does not lose his character except in the case and from the moment possessor became aware or is not unaware of improper or wrongful possession Art 528 CORDERO v CABRAL ( )
3. Of enjoyment of possession in the same character in which possession was ac quired until contrary is proved Art 529
4. Of non-interruption of possession in favor of present possessor who proves possession at a previous time until the contrary is proved Art 554 Art 1120 Art 1121 Art 1122 Art 1123 Art 1124
5. Of continuous possession or non-interruption of possession of which he was wrongfully deprived for all purposes favorable to him Art 561
PROPERTY – Prof. Labitag 6.
Page 25 of 48
Other presumptions with respect to specific properties of property rights
a. Of extension of possession of real property to all movables contained therein so long as it is not shown that they should be excluded Art 426
b. Non-interruption of possession of hereditary property Art 533 Art 1078
c. Of just title in favor of possessor in concept of owner Art 541 cf. Art 1141 A. Possession may be lost by
1. 2. 3. 4.
Abandonment Assignment, either onerous or gratuitous Destruction or total loss of thing or it goes out of commerce Possession by another; if possession has lasted longer than one year; real right of possession not lost until after 10 years • Subject to Art 537 (on acts merely tolerated, etc)
Page 26 of 48
PROPERTY – Prof. Labitag A.
VII. USUFRUCT A. Concept
Art 562
USUFRUCT •
Is a real right, temporary in character that authorizes the holder to enjoy all the advantages derived from a normal exploitation of another’s property, according to its destination or purpose, and imposes an obligation of restoring at the time specified, either the thing itself or its equivalent.
A. Historical Considerations B. Characteristics of Usufruct
C. Usufruct Distinguished from Lease; from Servitude Usufruct
Lease
Usufruct
Servitude
D. Classes of Usufruct 1.
By origin a. b. c.
1.
Voluntary Legal Art 321 Art 226, FC Mixed
By person enjoying the right of usufruct a. b.
Simple Multiple i. Simultaneous ii. Succession Limitation on successive usufruct Art 756 Art 863 Art 869
1. By object of usufruct a. b.
Rights Art 574 Things i. Normal ii. Abnormal, irregular or quasi-usufruct
1. By the extent of usufruct
PROPERTY – Prof. Labitag a.
As to the fruits i. Total ii. Partial Art 598
b.
As to object i. Singular ii. Universal Art 595 Subject to provisions of: Art 758 Art 759
1.
By the terms of the usufruct Art 564 a. b. c.
Pure Conditional With a term (period)
A. Rights of Usufructuary 1.
As to the thing and its fruit
a. Right to possess and enjoy the thing itself, its fruits and accessions • •
•
•
Fruits consist of natural, industrial and civil fruits As to hidden treasure, usufructuary is considered a stranger Art 566 Art 436 Fruits pending at the beginning of usufruct Art 567 Civil fruits Art 569 Art 588
a. Right to lease the thing • •
•
Art 572 Limitations Liability of usufructuary Art 590 Exceptions to right of leasing the thing
FABIE v DAVID ()
a. Right to improve the thing Art 579 1.
As to the legal right of usufruct itself
a. Right to mortgage Right of usufruct Art 572
b. Right to alienate the usufruct EXCEPT: In purely personal usufructs When title constituting it prohibits the same • •
A. Rights of Naked Owner
1.
At the beginning, during, and termination of usufruct
Page 27 of 48
PROPERTY – Prof. Labitag
Page 28 of 48
(See obligations of usufructuary at the beginning of the usufruct) 2. During the usufruct a. Retains title to the thing or property b. He may alienate the property Limitations: Art 581 A. Obligations of Usufructuary
1.
At the beginning of usufruct or before exercising the usufruct a. To make inventory Art 583
a.
i.
REQUISITES OF INVENTORY 1) Immovables described 2) Movables appraised
ii.
EXCEPTION TO REQUIREMENT OF INVENTORY 1) No one will be injured thereby Art 585 2) Title constituting usufruct excused the making of inventory 3) Title constituting usufruct already makes an inventory
To give a bond for the faithful performance of duties as usufructuary i.
No bond are required in the following: 1) No prejudice would result Art 585 2) Usufruct is reserved by donor Art 584 3) Title constituting usufruct excused usufructuary 4) If usufructuary takes possession under a caucion juratoria
ii.
Effect of filing a bond Art 588
iii. Effect of failure to give bond Art 586 Art 599 1. During the usufruct a.
To take care of the thing like a good father of a family Art 589 Effect of failure to comply with obligation Art 610
b. To undertake ordinary repairs Art 592 ORDINARY REPAIRS c.
To notify owner of need to undertake extra-ordinary repairs Art 593 EXTRA-ORDINARY REPAIRS 1) Concept of extraordinary repairs 2) Naked owner obliged to undertake them but when made by owner, usufructuary pays legal interest on the amount while usufruct lasts Art 594, 1st Par 3) Naked owner cannot be compelled to undertake extraordinary repairs If indispensable and owner fails to undertake extraordinary repairs, it may be made by usufructuary;
PROPERTY – Prof. Labitag
Page 29 of 48
Repairs usufructuary rights Art 594, 2nd Par
a. To pay for annual charges and taxes on the fruits BD. OF ASSESSMENT APPEALS OF ZAMBOANGA DEL SUR v SAMAR MINING COMPANY INC ()
2.
b.
To notify owner of any act detrimental to ownership Art 601
c.
To shoulder the costs of litigation re usufruct Art 602
d.
To answer for fault or negligence of alienee, lessee or agent of usufructuary Art 590
At the time of termination of the usufruct a.
To deliver the thing in usufruct to the owner in the condition in which he has received it, after undertaking ordinary repairs EXCEPTION: abnormal usufruct
A. Special Cases of Usufruct
1.
Usufruct over a pension or periodical income Art 570
2.
Usufruct of property owned in common Art 582
3.
Usufruct of head of cattle Art 591
4.
Usufruct over vineyards and woodlands Art 575 Art 576
5.
Usufruct on a right of action Art 578
6.
Usufruct on mortgaged property Art 600
7.
Usufruct over an entire patrimony Art 598 Liability of usufructuary for debts
8.
Usufruct over deteriorable property Art 578
9.
Usufruct over consumable property (or quasi-usufruct) Art 574
B. Extinguishment of Usufruct Art 603
1. Death of usufructuary EXCEPTION: unless a contrary intention clearly appeals 2.
Expiration of period or fulfillment of resolutory condition imposed on usufruct by person constituting the usufruct
PROPERTY – Prof. Labitag •
Page 30 of 48
Time may elapse before a third person attains a certain age, even if the latter dies before period expires – unless granted only in consideration of his existence Art 606
BALURAN v NAVARRO () NHA v CA () BULACAN GARDEN CORP v MANILA SEEDLING BANK ()
1.
Merger of rights of usufruct and naked ownership in one person
2.
Renunciation of usufruct a. Limitations b. Must be express c. If made in fraud of creditors, waiver may be rescinded by them through action under Art 1381
1.
Extinction or loss of property a.
If destroyed property is insured before the termination of the usufruct Art 608
1. When insurance premium paid by owner and usufructuary Art 608, 1 st Par i. If owner rebuilds, usufruct subsists on new building ii. If owner does not rebuild, interest upon insurance proceeds paid to usufructuary
1. When the insurance taken by owner only because usufructuary refuses Art 608, 2 nd Par i. Owner entitled to insurance money (no interest paid to usufructuary) ii. If he does not rebuild, usufruct continues over remaining land and/or owner may pay interest on value of both Art 607 iii. If owner rebuilds, usufruct does not continue on new building, but owner must pay interest on value on land and old materials
1. When insurance taken by usufructuary only depends on value of usufructuary’s insurable interest (not provided for in the Civil Code) i. Insurance proceeds to usufructuary ii. No obligation to rebuild iii. Usufruct continues on the land iv. Owner does not share in insurance proceeds a.
If destroyed property is not insured Art 607 1.
If building forms part of an immovable under usufruct i. If owner does not rebuild, usufruct continues over the land and materials ii. If owner rebuilds, usufructuary must allow owner to occupy the land and to make use of materials, but value of both land and materials (____???)
1.
Termination of right of person constituting the usufruct
2.
Prescription Cases covered: a. If third party acquires ownership of thing or property in usufruct b. Right of ownership lost through prescription c. Right of usufruct not began within prescriptive period d. If there is a tacit abandonment or non-user of thing held in usufruct for required period
1.
What do not cause extinguishment of usufruct a.
Expropriation of thing in usufruct Art 609
PROPERTY – Prof. Labitag b.
Bad use of thing in usufruct Art 810 Owner’s right
c.
Usufruct over a building Art 607 Art 608
Page 31 of 48
PROPERTY – Prof. Labitag
Page 32 of 48
A.
VIII. EASEMENTS OR SERVITUDES A. Definition EASEMENT or REAL SERVITUDES •
•
Is a real right which burdens a thing with a prestation consisting of determinate servitudes for the exclusive enjoyment of a person who is not its owner or of a tenement belonging to another, Is the real right over an immovable by nature i.e. land and buildings, by virtue of which the owner of the same has to abstain from doing or to allow somebody else to do something in his property for the benefit of another thing or person.
A. Essential feature of easements/real servitudes/praedial servitudes
1. It is a real right, i.e. it gives an action in rem or real action against any possessor of servient estate. 2. It is a right enjoyed over another property ( jus in re aliena or “a right in the property of another) i.e. it cannot exist in one’s own property (nemini nulli res sua servit or “no one can have servitude on a property of his own”). 3.
It is a right constituted over an immovable by nature (land and buildings), not over immovables.
4. It limits the servient owner’s right of ownership for the benefit of the dominant estate – Right of limited use, but no right to possess servient estate. Being an abnormal limitation of ownership, it cannot be presumed. 5.
It creates a relation between tenements.
6. It cannot consists in requiring the owner of the servient estate to do an act (servitus in faciendo consistere nequit or “servitudes may not impose positive acts”) unless the act is accessory to a praedial servitude (obligation propter rem )
7. Generally, it may consist in the owner of the dominant estate demanding that the owner of the servient estate refrain from doing something (servitus in non faciendo ), or that the latter permit that something be done over the servient property (servitus in patendo ), but not in the right to demand that the owner of the servient estate to do something (servitus in faciendo ) EXCEPT if such act is an accessory obligation to a praedial servitude (obligation propter rem) CHARACTERISTICS OF EASEMENTS (Nos. 8-11)
8.
It is inherent or inseparable from estate to which they actively or passively belong. Art 617
9.
It is intransmissible, i.e. it cannot be alienated separately from the tenement affected, or benefited.
10. It is indivisible. Art 616 11. It has permanence, i.e. once it attaches, whether used or not, it continues and may be used anytime. A. Classification of Servitudes
1.
As to recipient of benefits a. Real or Praedial b. Personal N.B.: Under Roman Law, usufruct together with usus habitatio , and operae servorum were classified as personal servitude] Art 614
PROPERTY – Prof. Labitag
Page 33 of 48
1. As to course or origin a. b.
Legal, whether for public use or for the interest of private persons Art 634 Voluntary
1. As to its exercise Art 615 a. Continuous b. Discontinuous 1.
As indication of its existence Art 615 a. b.
1.
Apparent Non-apparent
By the object or obligation imposed Art 616 a. b. •
Positive Negative Prescription starts to run from service of notarial prohibition
A. General rules relating to servitudes
1. 2. 3. 4.
No one can have a servitude over his own property ( nulli res sua servit ) A servitude cannot consist in doing ( servitus in faciendo consistere nequit ) There cannot be a servitude over another servitude (servitus servitudes esse non potest ) A servitude must be exercised civiliter , i.e. in a way least burdensome to the owner of the land. 5. A servitude must have a perpetual cause. A. Modes of acquiring easements NORTH NEGROS v HIDALGO ()
1.
By title Juridical act which give rise to the servitude e.g. law, donations, contracts or wills
•
DUMANGAS v BISHOP OF JARO ()
a.
If easement has been acquired but no proof of existence of easement available, and easement is one that cannot be acquired by prescription, then… i. May be cured by deed of recognition by owner of servient estate ii. By final judgment iii. Existence of an apparent sign considered a title Art 624
AMOR v FLORENTINO ()
1. By prescription RONQUILLO v ROCO () A. Rights and obligations of owners of dominant and servient estates Dominant Estate
1.
Right of owner of dominant estate a.
To use the easement Art 626
PROPERTY – Prof. Labitag
Page 34 of 48
To exercise all rights necessary for the use of the easement Art 625 b. To do, at his expense, all necessary works for the use and preservation of the easement Art 627 c. In a right of way, to ask for change in width of easement sufficient for needs of dominant estate Art 651 DE LUNA v ENCARNACION ()
1.
Obligations of the owner of dominant estate a. b. c.
To use the easement for benefit of immovable and in the manner originally established Art 626 To notify owner of servient estate before making repairs and to make repairs in a manner least inconvenient to servient estate Art 627 Not to alter easement or render it more burdensome Art 627
VALDERRAMA v NORTH NEGROS ()
d. To contribute to expenses of works necessary for use and preservation of servitude, if there are several dominant estates, unless he renounces his interest Art 628 Servient Estate
1.
1.
Rights of owner of servient estate a.
To retain ownership and use of his property Art 630
b.
To change the place and manner of use the easement Art 629, 2nd Par
Obligations of the servient estate a.
Not to impair the use of the easement Art 628, 1st Par
b.
To contribute proportionately to expenses if he uses the easement Art 628, 2nd Par
A. Modes of extinguishment of easements Art 631 Easements are extinguished by:
1. Merger in the same person of the ownership of the dominant and servient estates •
Must be absolute, perfect and definite, not merely temporary
1. Non-user for 10 years a.
a. b.
Computation of the period i. Discontinuous easements – counted from the day they ceased to be used ii. Continuous easements – counted from the day an act adverse to the exercise took place The use by a co-owner of the dominant estate bars prescription with respect to the others Art 633 Servitudes not yet exercised cannot be extinguished by non-use
1.
Extinguishment by impossibility of use
2.
Expiration of the term or fulfillment of resolutory condition
3.
Renunciation of the owner of dominant estate
PROPERTY – Prof. Labitag •
1.
Page 35 of 48
Must be specific, clear, express (distinguished from non-user)
Redemption agreed upon between the owners
2. Other causes not mentioned in Art 631 a. Annulment or rescission of the title constituting the easement b. c. d.
e.
Termination of the right of grantor Abandonment of the servient estate Eminent domain Special cause for extinction of legal easement of rights of way; if right of way no longer necessary
A. Legal Easements
1.
1.
Law governing legal easements a.
For public easements i. Special laws and regulations relating thereto 1) PD 1067 – Water Code 2) PD 705 – Forestry Reform Code i. Provisions of Chapter 2, Title VII, Book II of CC (Legal Easements)
a.
For private legal easements i. By agreement of the interested parties whenever the law does not prohibit it and no injury is suffered by a 3rd person ii. By the provisions of Chapter 2, Title VII, Book II of CC (Legal Easements)
Private legal easements provided for by the New Civil Code a) Those established for the use of water or easements relating to waters 1) Natural drainage of waters Art 637
ONGSIAKO v ONGSIAKO ()
2) Easements on lands along riverbanks Art 638 See Water Code 3) Abutment of a dam Art 639 4) Aqueduct Art Art Art Art Art
642 643 644 645 646 5) Drawing waters and watering animals
Art 640 Art 641 6) Stop lock or sluice gate Art 649 b) The easement of right of way Art Art Art Art Art
649 650 651 652 653
PROPERTY – Prof. Labitag Art Art Art Art
654 655 656 657
QUIMEN v CA (1996) CHAN v CA () LA VISTA ASSN v CA (1997) VDA. DE BELTAZAr v CA () SPS. DELA CRUZ v RAMISCAL (2005)
c) The easement of party wall Art Art Art Art Art Art Art Art Art
658 659 660 661 662 663 664 665 666
d) The easement of light and view Art Art Art Art Art Art Art
667 668 669 670 671 672 673
e) The easement of drainage of buildings Art 674 Art 675 Art 676 f)
The easement of distance for certain constructions
Art Art Art Art Art
677 678 679 680 681
g) The easement against nuisances Art 682 Art 683 h) The easement of lateral and subjacent supports Art Art Art Art
684 685 686 687
Page 36 of 48
PROPERTY – Prof. Labitag
Page 37 of 48
BOOK III – DIFFERENT MODES OF ACQUIRING OWNERSHIP Mode and Title Differentiated
MODE •
•
The specific cause which produces dominion and other real rights as a result of the co-existence of special status of things, capacity and intention of persons and fulfillment of requisites of law Proximate cause
TITLE •
•
Every juridical right which gives a means to the acquisition of real rights but which in itself is insufficient Remote cause
Modes of Acquiring Ownership
ORIGINAL MODES Which produce the acquisition of ownership independent of any pre-existing right of another person, hence, free from any burdens or encumbrances •
a. Occupation b. Intellectual creation DERIVATIVE MODES Based on a right previously held by another person and therefore, subject to the same characteristics, powers, burden etc as when held by previous owner Law - e.g. Registration under Act 496 ○ Estoppel of title ○ Art 1434 ○ Marriage under ACP ○ Hidden treasure ○ Accession Art 445 ○ Change in river’s course Art 461 ○ Accession continua over movables Art 466 Art 6681 Art 1456 Art 120 •
•
a) b) c) d)
Donation Succession Prescription Tradition REQUISITES: (1) Pre-existence of right in estate of grantor (2) Just cause or title for the transmission (3) Intention (of both grantor and grantee) (4) Capacity (to transmit and to acquire) (5) An act giving it outward form, physically, symbolically or legally
LEGAL MAXIM: “Non nudis pactis, sed traditione, dominia rerum transferentur” (Not by mere agreement, but by delivery, is ownership transferred.)
PROPERTY – Prof. Labitag KINDS OF TRADITION a. b.
Page 38 of 48
Real tradition Constructive tradition i. Symbolical delivery ii. Delivery of public instrument iii.Traditio longamanu iv.Traditio brevi manu v.Traditio constitutum possessorium vi.Quasi-tradition vii.Tradition by operation of law
Occupation
a.
Not applicable to ownership of a piece of land Art 714
b.
Privilege to hunt and fish regulated by special law Art 715
c.
Occupation of a swarm of bees or domesticated animals Art 716 Art 560
d. Pigeons and fish Art 717 e. Hidden treasure Art 718 Art 438 Art 439 f.
Lost movables Art 719 Art 720 Procedure after finding lost movables
Intellectual creation Intellectual Property Code (RA 8293) Intellectual Property Rights (IPR): a. Copyright & related rights b. Trademarks & service marks c. Geographic indications d. Industrial designs e. Patents f. Topographies of integrated circuits g. Rights of performers, producers of sound recordings & broadcasting orgs h. Protection of undisclosed information i. Laws repealed by the IPC Sec 239 All acts and part of acts inconsistent with Intellectual Property Code, particularly: PD 49 – Intellectual Property Decree, including PD 285 as amended RA 165, as amended – Patent Law RA 166, as amended Arts 188 and 189 of the RPC • • • •
PROPERTY – Prof. Labitag
Page 39 of 48
DONATION Nature of donation A bilateral contract creating unilateral obligations on donor’s part •
Requisites of donation
a.
Consent and capacity of the parties b. Animus donandi (causa) c. Delivery of the thing donated d. Form as prescribed by law NOTE •
There must be impoverishment (in fact) of donor’s patrimony and enrichment on part of donee
Kinds of donation
1. As to its taking effect a. Inter vivos Art 729 Art 730 Art 731 b. Mortis causa Art 728 c. Propter nuptias Art 82, FC Art 87, FC 2. As to cause or consideration a. Simple b. Remuneratory c. Onerous – imposes a burden inferior to the value of property donated i. Improper – burden equal in value to property donated ii. Sub-modo or modal – E.g. imposes a prestation upon donee as to how property donated will be applied Art 882 iii. Mixed donations – negotium mixtum cum donatione e.g. sale for price lower than value of property 1. As to effectivity or extinguishment a. Pure b. Conditional Art 730 Art 731 EFFECT OF AN IMPOSSIBLE CONDITION: a. With a term 2. Importance of classification a. As to form b. As to governing rules c. As to impossible conditions Art 727 Art 1183
3. Characteristics of a donation mortis causa a. b. c.
Convey no title or ownership before donor’s death Before donor’s death, transfer is revocable Transfer is void if donor survives donee
4. Distinction between donation mortis causa and donation inter vivos
PROPERTY – Prof. Labitag
Page 40 of 48
a.
What is important is the time of transfer of ownership even if transfer of property donated may be subject to a condition or a term b. Importance of classification – validity and revocation of donation Who may not give or receive donations
Art Art Art Art Art
735 737 738 741 742
Who may give or receive donations
Art Art Art Art Art Art Art
736 739 1027 1032 740 743 744
Acceptance of donation
1.
Who may accept Art 745 Art 747
2. Time of acceptance a. of donation inter vivos Art 746 b. of donation mortis causa Form of donations
1. Personal property Art 748 2.
Real property Art 749
3.
Rules in Art 748 and Art 749 not applicable to: a. Onerous donations b. Modal donations c. Mortis causa donations d. Donations propter nuptias
What may be donated
1.
All present property, or part thereof, of donor a.
PROVIDED, he reserves in full ownership or usufruct, sufficient means for support of himself and all relatives entitled to be supported by donor at the time of acceptance Art 750
b. PROVIDED, that no person may give or receive, by way of donation, more than he may give or receive by will Art 752 Also, reserves property sufficient to pay donor’s debts contracted before donation, otherwise, donation is in fraud of creditors Art 759 Art 1387
PROPERTY – Prof. Labitag
Page 41 of 48
1. If donation exceeds the disposable or free portion of his estate, donation is inofficious EXCEPTIONS
a. Donations provided for in marriage settlements between future spouses – not more than 1/5 of present property Art 84, FC Art 130, CC
b. Donations propter nuptias by an ascendant consisting of jewelry, furniture or clothing not to exceed 1/10 of disposable portion Art 1070
1. What may not be donated a.
•
Future property Art 751 Anything which donor cannot dispose of at the time of donation EXCEPTION Marriage settlements of future spouses only in event of death to extent laid down in CC re: testamentary succession Art 84, FC Art 130 CC
Effect of donation
A. In general SHOPPER’S PARADISE REALTY v ROQUE (2004)
1.
Donee may demand actual delivery of thing donated
2.
Donee is subrogated to rights of donor in property donated Art 754
3.
Donor not obliged to warrant things donated, EXCEPT in onerous donations in which case donor is liable for eviction up to the extent of burden Art 754
4.
Donor is liable for eviction or hidden defects in case of bad faith on his part Art 754
5. In donations propter nuptias, donor must release property donated from mortgages and other encumbrances, unless contrary has been stipulated Art 131, CC 6.
Donations to several donees jointly - no right of accretion, EXCEPT a. Donor provides otherwise b. Donation to husband and wife jointly with right of accretion (jus accrescendi) UNLESS donor provides otherwise Art 753
A. Special provisions 1.
Reservation by donor of power to dispose (in whole or in part) or to encumber property donated Art 755 2. Donation of naked ownership to one donee and usufruct to another Art 756 3. Conventional reversion in favor of donor or other person Art 757 4. Payment of donor’s debt Art 758 a. If expressly stipulated
PROPERTY – Prof. Labitag
Page 42 of 48
Donee to pay only debts contracted before the donation, UNLESS specified otherwise But in no case shall donee be responsible for debts exceeding the value of property donated, UNLESS clearly intended a. If there is no stipulation ○ Donee answerable only for donor’s debt only in case of donation is in fraud of creditors 1. Illegal or impossible conditions Art 727 Art 1183 ○ ○
Revocation and Reduction of Donations
A. Revocation distinguished from reduction of donations Revocation
Reduction
B. Causes of Reduction/Revocation 1. Inofficiousness of donation Art 752 Art 771 Art 773 Art 911 Art 912
2.
a.
Who may ask for reduction Art 772
b.
Rule applied: If disposable portion is not sufficient to cover 2 or more donation Art 773
Subsequent birth, reappearance of child or adoption of minor by donor Art 760
A. Revocation only 1.
Ingratitude a.
Causes Art 765
b.
Time to file action for revocation Art 769
c.
Who may file Art 770
d. Effect of revocation On alienation and mortgages Art 766 Art 767 2. Violation of condition a.
Prescription of action
b.
Transmissibility of action
YULO AND SONS v ROMAN CATHOLIC BISHOP OF SAN PABLO (2005)
3. Effect of revocation or reduction
PROPERTY – Prof. Labitag Art 762 Art 764 Par 2 Art 767 4. Effect as to fruits Art 768
Page 43 of 48
PROPERTY – Prof. Labitag
Page 44 of 48
PROPERTY – Prof. Labitag
LEASE A. General characteristics of every lease
1. Temporary duration 2. Onerous 3. Price is fixed according to contract duration A. Kinds of leases
1. Lease of things – movables and immovables 2. Lease of work or contract of labor Art 1700 Art 1701 Art 1702 Art 1703 Art 1704 Art 1705 Art 1706 Art 1707 Art 1708 Art 1709 Art 1710 Art 1711 Art 1712 3. Lease of services a.
Household service
b.
Contract for a piece of work Art 1713 Art 1714 Art 1715 Art 1716 Art 1717 Art 1718 Art 1719 Art 1720 Art 1721 Art 1722 Art 1723 Art 1724 Art 1725 Art 1726 Art 1727 Art 1728 Art 1729 Art 1730 Art 1731
c.
Lease of services of common carriers Art 1732 Art 1733 Art 1734 Art 1735 Art 1736 Art 1737 Art 1738
Page 45 of 48
PROPERTY – Prof. Labitag Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art Art
1739 1740 1741 1742 1743 1744 1745 1746 1747 1748 1749 1750 1751 1752 1753 1754 1755 1756 1757 1758 1759 1760 1761 1762 1763
A. Lease of things
1.
Concept Art 1643
2.
Consumable things cannot be the subject matter of lease EXCEPT Art 1645 a. Consumable only for display or advertising (Lease ad pompam et ostentationem) b. Goods are accessory to an industrial establishment
1.
Special characteristics of lease of things a. Essential purpose is to transmit the use and enjoyment of a thing b. Consensual c. Onerous d. Price fixed in relation to period of use or enjoyment e. Temporary
2. Lease distinguished from Sale, Usufruct, Commodatum 3.
Period of lease – cannot be perpetual a. Definite period – not more than 99 years b. Indefinite period i. Rural land Art 1682 ii. Urban land Art 1687
4. Assignment of lease Art 1649 5.
Sublease Art 1650
a. House Rental Law (RA 9653)
Page 46 of 48
PROPERTY – Prof. Labitag b. Obligation of sublessee to lessor Art 1651 For rents Art 1652 6.
Rights and obligations of lessor and lessee a.
Obligations of a lessor Art 1654 Art 1661
b. Obligations of lessee Art 1657 Art 1662 Art 1663 Art 1665 Art 1668 Art 1667 c.
Right of lessee to suspend payment of rentals Art 1658
d. Right to ask for rescission Art 1659 Art 1660
e. Lessor not obliged to answer for mere act of trespass by a 3rd person Art 1664 7.
Grounds for ejectment of lessee by lessor Art 1673 Note the grounds under the House Rental Law. QUERY: Are they still effective?
8.
Right to ask for writ of preliminary mandatory injunction in unlawful detainer cases Art 1674 Art 539, Par 2
9.
Implied extension of lease Art 1670 Art 1682 Art 1687 Art 1675
10. Right of purchase of leased land Art 1676 Art 1677 11. Useful improvements in good faith made by lessee Art 1678 12. Special provisions for leases of rural lands Art 1680 Art 1681 Art 1682 Art 1683 Art 1684 Art 1685 13. Special provisions for leases of urban lands Art 1686 Art 1687 Art 1688
Page 47 of 48
