[ G. R.No .9 30 45 .J u ne29 ,19 92 . ]
THETENANTSOF OFTHEESTATEOF OFDR.JOSESI SON ON,Repr esent ed FERNANDO CAYABYAB, pet i t i oner s ,v THEHON.COU OURTOFAPPEALS; s . SECRETARYPHI LI PELLAJUI CO oft heDEPARTME MENTOF OFAGR GRARI AN REFOR ORM,ANDTHEHEI RSOF OFDR.JOSESI SON ON,Repr esent edbyMANUEL SI SON, r e s po nd en t s . Ci pr i anoA.T anf orpet i t i oner s . Bengz on,Zar r aga,Nar c i s o,Cudal a,Pec s on&Bengz onf orpr i v a t er es pondent .
SYLLABUS 1. ADMI NI STRATI VELAW; W;ADMI NI STRATI VEAGE GENCI ES;NOT BOUNDBYTECHNI CALRULESOFCOU OURTPRACTI CEAND PROCEDURE.— TheCour tofAppeal scor r ect l yobser vedt het echni cal r ul esofc our tpr ac t i c eandpr oc edur edonotappl yt oadmi ni s t r at i v e pr oc eedi ngsi nt heDepar t ment( f or mer l yMi Mi ni s t r y )ofAgr ar i anRef or m. 2. CONSTI TUTI ONALLAW; W;AGRARI AN REFORM;OPERATI ON LANDTRANSFER;RETENTI ONOFLI MI TOFSEVEN( 7)HECT ARES; MANDATORY .— " ...I nt h ep r e s entc a s e,r e s pon de ntSe c r e t a r ywa sno ti n es t oppel wheni tr ec ons i der edt hepr ev i ousr ul i ngofhi spr edec es sor , bec aus et hel at t er ' sr ul i ngi spl ai nl yanddi r ec t l yagai ns tt hel aw.Ast heor der ofSept ember7,1988,s t at ed,andt or epeat ,t hec onc er nedhei r sar e ent i t l edundert hel awt oar et ent i onofs ev en( 7)hec t ar esofagr i c ul t ur al l andswhi c hi sma mandat or yandt heoffic ehadnodi s c r et i ont oal t ert he di s pos i t i onont her et ent i onl i mi t sac cor dedbyl awt ot hel andowner s .No one,notev ent hepet i t i oner st enant s ,noranyc our tofj us t i c e,c andepr i v eor den yt hel ando wner soft her et ent i onofs ev en( 7)hec t ar eswhi c ht hel aw hasr e v er s edf ort hem.Ot her wi s e,t hel a w woul dbes ett onaughtorwoul d l os ei t sv er yr eas onf orbei ng.Bes i des ,t her ei snoadmi ni s t r at i v er ul eor
r egul at i on,andOurat t ent i onhasnotbeenc al l edt oi t ,whi c hwoul dpr ec l ude t heSec r et ar yofAgr ar i anRef or m,t hec hanget hedec i s i onofhi s pr edec es s ori ft her ul i ngi spat ent l yagai ns tt hel aw;ont hec ont r ar y ,j us t i c e andequi t ydemand,t hatt heer r ors houl dnotbemadet opr ev ai l o v erwhati s c or r ec tandl egal ... " 3. I D. ;I D. ;I D. ;I D. ;FAI LURETO APPL YTHEREFOR;DOESNOT CONSTI TUTEAN ESTOPPELORWAI VEROFOWNER' SRI GHT THERETO.— Thef ai l ur eoft hepr i v at er es pondent st oappl yf orr e t ent i onof s ev en( 7)hec t ar eseac hoft hei ragr i c ul t ur al l andhol di ngsdi dnotc ons t i t ut e anes t oppel orwai v eroft hei rr es pec t i v er i ghtofr et ent i on.Theomi s si onwas c ur edbyt hei rt i mel ypr ot es tagai ns tt hei s suanc eoft hec er t i fi cat esofl and t r ans f ert ot hepet i t i oner s .I nt he1s tI ndor s ementbyGr egor i oSaper a,Legal Offic e ro ft h eKa ga war an gPa ng s ak a ha n,i twa sno t e dt h ata sea r l ya s De c emb er20 ,1 97 3,t h eHe i r so fDr .J o s es i s o nh adbe ens e ek i n g e x empt i onoft hei rl andhol di ngsf r om t heOper at i onLandT r ans f er . 4. I D. ;I D. ;I D. ;I D. ;PERSONALCUL TI VATI ON,NOTAMANDATORY PRECONDI TI ONTO BEENTI TLEDTHERETO.— Ther ei snomer i ti nt he pet i t i oner s ' c ont ent i ont hatt heHei r sofDr .Si s onar edi s qual i fi edt or et ai n t hei rs har esoft heagr i c ul t ur al l andsoft hees t at ef orf ai l ur et oc ompl ywi t h t her equi r ementt hat" s uc hl andowneri scul t i v at i ngs uc har ea,orwi l l now c ul t i v at ei t . "TheSec r et ar yi nt er pr et edt hatpr ov i s i ont omean" t hatt he t enant si nt hee x empt edandr e t ai nedr i c el andar easoft hec onc er nedHei r s ofSi s on,s hal l r emai nasagr i c ul t ur al l es seest her ei n.Whi c hmeans ,t hat whi l eowner s hi poft hee x empt edandr et ai nedr i c el andar easshal l per t ai nt o t hec onc er nedHei r sofSi s on,t hepet i t i oner s t enant ,asagr i c ul t ur al l es sees , s hal l r emai nass uc handc ul t i v at et hes ame. Th ec o nc e r ne dHe i r so fSi s o n t her ef or e,donotha v et oc ul t i v at et her et ai nedande x empt edar eas ,unl es s t hepet i t i oner s ,asagr i c ul t ur al l es sees ,woul dv ol unt ar i l yr el i nqui s ht het as k ofc ul t i v at i onandv ac at eands ur r endert hes ai dar east ot heHei r s . "Henc e, per s onal c ul t i v at i onbyt heHei r sofSi s oni snotamandat or ypr ec ondi t i onf or t hem t obeent i t l edt ot hei rr et ent i onr i ght . 5. I D. ;I D. ;I D. ;I D. ;CONSTRUED.— Sec r et ar yJ ui c o' si nt er pr et at i onof t heowner ' sr i ghtofr et ent i onc onf or mswi t houtownc ons t r uc t i on
i A n s s oc i at i onofSmal l Landowner si nt hePhi l i ppi nes ,I nc .v s .Sec r et ar yof Agr ar i anRef or ms , G. R.No.78742,Augus t23,1990,wher ewer ul et hat : " ...i nc as et hear eas el ec t edf orr et ent i onbyt hel andowneri st enant ed,t he t enants hal l ha v et heopt i ont oc hoos ewhe t hert or emai nt her ei norbea benefi ci ar yi nt hes ameoranot heragr i c ul t ur al l andwi t hs i mi l aror c ompar abl ef eat ur es .I nc as et het enantc hoos est or emai ni nt her e t ai ned ar ea,hes hal l bec ons i der edasl eas ehol derands hal l l os ehi sr i ghtt obea benefi c i ar yundert hi sac t .I nc as et het enantc hoos est obeabenefi c i ar yi n anot heragr i c ul t ur al l and,hel os eshi sr i ghtasal eas ehol dert ot hel and r et ai nedbyt hel andowner .Thet enantmus te x er c i s et hi sopt i onwi t hi na per i odofone( 1)y earf r om t het i met hel andownermani f es t shi sc hoi c eof t hear eaf orr et ent i on. " 6. I D. ;I D. ;I D. ;CERTI FI CATESI SSUEDTHEREUNDER;MAYBE CANCELLEDBYTHESECRET ARYOFAGRARI ANREFORM.— Pet i t i oner ' c ont ent i ont hatt heSec r et ar yofAgr ar i anRef or m hadnomor e aut hor i t yorj ur i s di c t i ont oc anc el t heCer t i fi c at esofLandT r ans f eraf t ert hey hadbeeni s suedt ot het enant s benefi ci ar i es ,i snotc or r ec t .Thei s suanc e, r ec al lorc anc el l at i onofc er t i fi c at esofl andt r ans f erf al l wi t hi nt hes ec r et ar y ' s admi ni s t r at i v ej ur i s di c t i onasi mpl ement orofP. D.27.Hav i ngf oundt hat c er t ai nhei r sofDr .Si s onwer eent i t l edt or et ai nt hei rr i c el ands( whi c hdi dnot ex c eeds ev en[ 7]hec t ar es )andhadbeeni l l egal l ydeni edt hatr i ght , Sec r et ar yJui c opr oper l yor der edt hec anc el l at i onoft hec er t i fi cat esofLand T r ans f erwhi c hhadbeener r oneous l yi s suedt ot hepet i t i oner s .
DECISIO N GRI ÑOAQUI NO J , : p
Thi si sapet i t i onf orr ev i ewoft hedec i s i ondat edMar c h29,1990oft he Cour tofAppeal suphol di nganor deroft heSec r et ar yofAgr ar i anRef or m,Phi l i p El l aJ ui c o,s et t i ngas i det hepr ev i ousor der sofhi spr edec es sor swhohadi s sued c er t i fi cat esofl andt r ans f ert ot het enant soft her i c eandc or nl andsoft hel at eDr . J os eSi s onwi t houtduer egar df ort her i ghtofhi sl egal hei r st or et ai nowner s hi p
oft hei rs har esi ft heydi dnotownmor et hans ev en( 7)hec t ar esofr i c eorc or n l and. Pu r s u antt ot h eOp er at i o nL andT r a ns f e rPr og r a mo ft h eGo v e r n me ntu nd er Pr es i dent i al Dec r eeNo.27,c er t i fi cat esofl andt r ans f erwer ei s suedbyt he Mi ni s t r yofAgr ar i anRef or mt ot hepet i t i oner s ,t enant soft heEs t at eofDr .J os e Si s on,f ort hei rr es pec t i v ear easofc ul t i v at i on.Upondi s c ov er i ngt hatc er t i fi c at es ofl andt r ans f erwer ebei ngi s suedt ot hepet i t i oner s ,t hehei r sofDr .Si s on pr ot es t edt ot het henMi ni s t erofAgr ar i anRef or m,Conr adoEs t r el l a,whoor der ed t h att h ec e r t i fi c a t e so fl a ndt r a ns f erb ema r k e d," UNDERPROTEST . " Mi ni s t erEs t r el l aor der edani nv es t i gat i onoft hec as e.Thei nv es t i gat i on r epor tdat edNo vember17,1980,r ev eal edt hatt hel andhol di ngsoft hel at eDr . J o s eSi s o na tBa y a mb an g,Pa ng as i n an,we r es ub di v i d edamo nghi sh ei r sp r o i ndi v i s ounderaDeedofEx t r aj udi c i al Par t i t i ondat edApr i l 2,1966.Cons equent l y , t h ea c t i n gMARDi s t r i c tOffic e ro fL i n ga y en ,Pa ng as i n an ,r e c omme nd edt h e c anc el l at i onoft hec er t i fi cat esofl andt r ans f ert hathadbeeni s suedt ot he pet i t i oner s t enant s . L e x Li b
Ho we v er ,aRe i n v es t i g at i o nRep or t ,d at e dOc t o be r8 ,1 98 1r e c omme nd ed t hatt hel andhol di ngsbei nc l udedi nt heOper at i onLandT r ans f er .Thi swas affir medi nas ec ondRei nv es t i gat i onRepor tdat edFebr uar y9,1982.St i l l anot her ( t hi r d)Rei nv es t i gat i onRepor t ,dat edSept ember29,1986,affir medt hepr e vi ous r ec ommendat i ont hatt hel andhol di ngsoft heHei r sbec o v er edb yt heOper at i on LandT r ans f er . OnFebr uar y17,1987,t henMi ni s t erHeher s onAl v a r ezdi s mi s s edt he pet i t i onfi l edbyManuel Si s on,asr epr es ent at i v eofal l t heHei r sofDr .Si s on,f or e x empt i onoft hei rl andhol di ngsf r om t hec ov er ageofOper at i onLandT r ans f er . Thehei r s ' Mot i onf orRec ons i der at i onofs ai dOr derwasdeni edonJ ul y6,1987. OnDec ember8,1987,t hehei r sr ei t er at edt hei rr eques tf orr ec ons i der at i on whenSec r et ar yPhi l i pEl l aJ ui c os uc c eededSec r e t ar yAl v ar ez .The ys t r es s edt he f ac tt hatt hei ri ndi v i dual l andhol di ngswer et oos mal l ,notex c eedi ng7hec t ar es eac h,t oc omeundert hec o v er ageoft heOper at i onLandT r ans f er . Af t eror der i ngar ei nv es t i gat i onoft hel andhol di ngsoft hei ndi v i dual hei r s ,an or derwasi s s uedonSep t ember7,1988b ySec r e t ar yJ ui c o,modi f y i ngt heor der s
ofhi spr edec es s or s .Her ul edt hatt her i c el andsofCons uel oS.Naz ar enoand Pe t erSi s onar ee x emptf r om t heOper at i onLandT r ans f erandt hatEl i s aS. Re y e s ,Re nat oSi s o n,J o s eSi s o n,J o s efi n aS.Zu l u et aa ndJ a i meSi s o n,a r e ent i t l edt or et ai nnotmor et hans ev en( 7)hec t ar esoft hei rr i c el ands ,s i nc et hey ar enotowner sofmor et hans ev en( 7)hec t ar esofot herl ands ,andt hatAl f r edo Si s onandManuel Si s onar enotent i t l edt or et ent i onore x empt i onoft hei r r i c e l a nd sf r o mt h eOp er a t i o nL an dT r a ns f e rb ec a us et h eyea c ho wnmo r et h an s ev en( 7)hec t ar esofot heragr i c ul t ur al l and. Thet enant sfi l edonOc t ober27,1988amot i onf orr ec ons i der at i onwhi c ht he He i r sofDr .Si s o no pp os e d.OnFe br u ar y20 ,1 98 9,a no r d erwa si s s u edb y Sec r et ar yJui c o,deny i ngt hemot i onf orr ec ons i der at i on. Pet i t i oner ssoughtr el i efi nt heCour tofAppeal swhi c hr ender edj udgmenton Mar c h29,1990,di s mi s s i ngt hei rpet i t i onf orc er t i or ar i .Henc e,t hi spet i t i onf or r ev i ew,al l egi ng:
1. t hatt heor derdat edSept ember7,1988,ofr es pondentSec r et ar y Phi l i pEl l aJ ui c o,r ec ons i der i ngandr ev er s i ngt heor der sofhi s pr edec es s or sdat edFebr uar y17,1987andJ ul y6,1987,v i ol at est her ul e ones t oppel ,whi c hpr ohi bi t st her es ur r ec t i onofac as eaf t eri thas b ec o mefi na la nde x e c ut o r y ; 2. t hatt her es pondent sHei r sofDr .J os eSi s onhav i ngf ai l edt ofi l eany appl i c at i onf orr et ent i onwi t hi nt heper i odr equi r edbyl aw,andhav i ngfi l ed t hei ri nt ent i onst oappl yf orr et ent i onand/ orex empt i ononl yonMar c h13, 1987,whi c hwasbe y ondt heper i odr equi r edb yl a w,ar ees t oppedand t ot al l ybar r edf r om c l ai mi ngs uc hr et ent i onsorex empt i ons ; 3. t hatev enas sumi ngt hatt hes ai dHei r so fDr .J os eSi s onar es t i l l ent i t l edt ofi l es uc happl i c at i onsf orr et ent i onand/ orex empt i on,s t i l l t hey ar edi s qual i fi edb yl a wt obegr ant edt hes ameundert hepr o vi s i onsof P. D.27,i nr el at i ont oL OI474,whi c hgr ants uc hr et ent i onsorex empt i ons onl y" i fs uc hl andowneri sc ul t i v at i ngs uc har eaorwi l l nowc ul t i v at ei t "( p. 6,Rol l o) ;and
4. t hatt heSec r et ar yofAgr ar i anRef or m hadn omor eaut hor i t yor j ur i s di c t i ont oc anc el t heCer t i fi c at esofLandT r ans f eraf t ert heyhav e beeni s s uedt ot het enant s benefi ci ar i es . Thepet i t i onhasnomer i t . Pet i t i oner sher ei nques t i ont hepr opr i et yandl egal i t yoft heor deroff or mer Sec r e t ar yPhi l i pEl l aJ ui c ooft heDepar t mentofAgr ar i anRef or m dat ed Sept ember7,1988,r e ver s i ngandmodi f y i ngt heor der sofhi spr edec es s or s whi c hal l egedl yhadat t ai nedfi nal i t yaf t ert hel aps eofmor et hanfi v e( 5)mont hs s i nc et heor ders oughtt ober ec ons i der edt her ei nc ont ai nedapr ov i s ot hat" s of ar ast hi sOffic ei sconc er ned,t hi scas ei sc ons i der edal r eadycl os ed"( p.26,Rol l o) . Res pondentSec r et ar yal l egedl yvi ol at edt her ul eones t oppel ,whi c hpr ohi bi t st he r es ur r ec t i onofac as eaf t ert hedec i s i onhasbec omefi nal ande x ec ut or y . Thefi r s tandf our t hgr oundsoft hepet i t i onf orr ev i ewar enotwel l t ak en.The or der sf ort hei s suanc eofCer t i fi cat esofLandT r ans f ert ot hepet i t i oner shadnot b ec o mefi n al a nde x e c u t o r ybe c au s et h ec e r t i fi c a t e sh adb ee nma r k e d" u nd er pr ot es t "onor der sofSec r et ar yEs t r el l a. TheCour tofAppeal sc or r ec t l yobs er v edt hatt het ec hni c al r ul esofc our t pr ac t i c eandpr oc edur edonotappl yt oadmi ni s t r at i v epr oc eedi ngsi nt he Depar t ment( f or mer l yMi ni s t r y )ofAgr ar i anRef or m:
" ...I nt hepr es entc as e,r es pondentSec r et ar ywasnoti nes t oppel wheni t r ec ons i der edt hepr ev i ousr ul i ngofhi spr edec es sor ,bec aus et hel at t er ' sr ul i ng i spl ai nl yanddi r ec t l yagai ns tt hel aw.Ast heor derofSept ember7,1988, s t at ed,andt or epeat ,t hec onc er nedhei r sar eent i t l edundert hel awt oa r et ent i onofs ev en( 7)hec t ar esofagr i c ul t ur al l andswhi c hi smandat or yand t heoffic ehadnodi s cr et i ont oal t ert hedi s pos i t i onont her et ent i onl i mi t s ac cor dedbyl awt ot hel andowner s .Noone,notev ent hepet i t i oner st enant s , noranycour tofj us t i c e,c andepr i v eordenyt hel andowner soft her et ent i on ofs ev en( 7)hec t ar eswhi c ht hel a w hasr es er v edf ort hem.Ot her wi s e,t hel a w woul dbes ett onaughtorwoul dl os ei t sv er yr eas onf orbei ng.Bes i des ,t her e i snoadmi ni s t r at i v er ul eorr egul at i on,andOurat t ent i onhasnotbeenc al l edt o i t ,whi c hwoul dpr ec l udet heSec r et ar yofAgr ar i anRef or m,t oc hanget he dec i s i onofhi spr edec es sori ft her ul i ngi spat ent l yagai ns tt hel aw;ont he
c ont r ar y , j us t i c eandequi t ydemand,t hatt hewr ongs houl dber i ght edandt he er r ors houl dnotbemadet opr ev ai l ov erwhati scor r ec tandl egal ... "( p.22, Rol l o. ) Thef ai l ur eoft hepr i v at er es pondent st oappl yf orr et ent i onofs ev en( 7) hec t ar eseac hoft hei ragr i c ul t ur al l andhol di ngsdi dnotc ons t i t ut eanes t oppel or wai v eroft hei rr es pec t i v er i ghtofr et ent i on.Theomi s si onwascur edbyt hei r t i mel ypr ot es tagai ns tt hei s suanc eoft hec er t i fi cat esofl andt r ans f ert ot he pe t i t i oner s .I nt he1s tI ndor s ementbyGr egor i oSaper a,Legal Offic eroft he Kag awar a ngPa ng s ak a han ,i twa sno t e dt h ata sea r l ya sDe c emb er2 0,1 97 3,t h e Hei r sofDr .J os eSi s onhadbeens eek i nge x empt i onoft hei rl andhol di ngsf r om t heOper at i onLandT r ans f er . Wh et he ro rn ote ac hoft h eHe i r so fDr .J o s eSi s o no wn smo r et h ans e v en ( 7)hec t ar esofr i c el andandot heragr i c ul t ur al l ands ,i saf ac t ual i s suewhi c hwe gener al l ydono tr e v i e w.Wear eboundb ySec r e t ar yJ ui c o' sfi ndi ng,affir medb y t heCour tofAppeal s ,t hatt hei rr es pec t i v el andhol di ngsar easf ol l ows : " 1 . El i s aS.Re y e s " 2 . Co ns u e l oS.Na z a r e no " 3 . Al f r e do Si s o n " 4 . Re na t oSi s o n " 5 . Pe t e rSi s o n " 6 . J o s eSi s o n " 7 . J o s efi n aS.Zu l u et a " 8. ManuelSi son " 9 . J a i meSi s o n ( p.19,Rol l o) .
" Ri c el an dOt her Lands 9 . 3 37 0 Ha s . 2 . 4 97 2Ha s . 5 . 4 58 4 Ha s . 9 . 4 09 1 Ha s . 4 . 6 66 3 Ha s . 9 . 4 06 9 Ha s . 9 . 4 06 6Ha s . 2. 4972 Has. 9 . 1 49 6Ha s .
Agr i c ul t ur al 5 . 3 13 5 Ha s . 6 . 1 46 0Ha s . 9 . 1 93 5 Ha s . 5 . 2 43 5 Ha s . 5 . 3 13 5 Ha s . 5 . 2 43 5 Ha s . 5 . 2 43 5Ha s . 12. 1529 Has. 5 . 2 43 5Ha s . "
Sec r et ar yJ ui c oandt heCour tofAppeal sc or r ec t l yr ul edt hat :
" Cons equent l y , t hel andhol di ngsofCons uel oandPet er ,ar eex empt edf r om t heOL TCo v er age,andEl i s a,Renat o,J os e,J os efi naandJ ai mear een t i t l edt o ar et ent i onofnotmor et hans ev en( 7)hec t ar esoft hei rr i c el andss i nc et hey ar enott heowner sofmor et hans ev en( 7)hec t ar esofot heragr i c ul t ur al l ands . Howev er ,t hee x ces sar easoft her et ai nedpor t i onar ec ov er edb yOper at i on
LandT r ans f er .Wi t hr es pec tt oAl f r edoandManuel ,t heyar enotent i t l edt ot he e x empt i onand/ orr et ent i onoft hei rr i c el andsbec aus et heyar eowner sofmor e t hans ev en( 7)hec t ar esofot heragr i c ul t ur al l ands . " Anc hor edont her ul eofl aw,t heappl i c abi l i t yofL OINo.474( Oc t .21,1976) ast heI mpl ement i ngmeas ur eofP . D.No.27( Oc t .21,1972)ont hef or egoi ng f ac t sandci r c ums t anc esi smandat or y .Thi soffic edoesn ote v enha v et he di s c r et i ont oal t ert heabov edi s pos i t i ononr et ent i onl i mi t sac c or dedt he l andowner sast hel awi scl earandex pl i c i tont hi spoi nt . " x x x xx x x xx " WHEREFORE,pr emi sesconsi der ed,t heor der sdat edFebr uar y17,1987 andJ ul y6,1987o ft hi sOffic ear eher eb ymodi fi edi nt hef ol l o wi ngmanneras i ti sdec l ar edandor der edt hat : " 1. Ther i c el andsofCons uel oS.Naz ar enos i t uat edatLabr ador , Pangas i nan,andt her i c el andsofPet erSi s ons i t uat edatLabr adorand Ba y a mb an g,Pa ng as i n an ,a r eex e mp t e df r o mt h ec o v e r a geo fOp er a t i o nL an d T r a n s f e r ; " 2. Pet i t i oner sEl i s aS.Rey es ,Renat oSi s on,J os eSi s on,J os efi naS. Zul uet aandJ ai meSi s onar et or et ai nnotmor et hans ev en( 7)hec t ar esof t hei rr es pec t i v er i c el andssi t uat edi nBa yambang,Pangas i nan,butt heex c es s ar east her eof ,s i t uat edi nLabr ador ,Pangas i nan,whi c har ec ov er edbyt he OL Tandt heCL T sal r eadyi s s ued,i fan y ,t ot het enant sar eher eb yaffir med; " 3. Pet i t i oner sAl f r edoSi s onandManuel Si s onar enotent i t l edt ot hi s e xami nat i onand/ orr et ent i onoft hei rr i c el andsast heyar eowner sofmor e t hans ev en( 7)hec t ar esofot heragr i c ul t ur al l and,andt het enant t i l l er s t her eon,i ft heyhav enoty etbeeni s suedt heCer t i fi cat esofLandT r ans f er , s hal l bei s sueds uc hCer t i fi cat esbyt heRegi onal Di r ec t orofRegi onI ,DAR, SanFer nando,LaUni on; " 4. Thet enant si nt hee x empt edandr et ai nedr i c el anda r easoft he pet i t i oner sshal l r emai nasagr i c ul t ur al l es seest her eonandt heCer t i fi cat esof LandT r ans f eri s s uedt ot hem,i fany , s hal l beast heyar eher eby r ec al l ed/ c anc el l ed;and " 5. Thet enant f ar mer swi t hi nt hee x empt edandr et ai nedr i c el anda r easar e her ebyor der edt opayt ot hel andowner st hel eas er ent al sduet hem;ori fs uc h
l eas er ent al swer edepos i t edwi t ht heLandBank ,t hel ando wner sar e t her ef or e,aut hor i z edt owi t hdr awt hes ai ddepos i t s . "( pp.1920,Rol l o. ) Ther ei snomer i ti nt hepet i t i oner s 'c ont ent i ont hatt heHei r sofDr .Si s onar e di s qual i fi edt or et ai nt hei rs har esoft heagr i c ul t ur all andsoft hees t at ef orf ai l ur e t oc ompl ywi t ht her equi r ement st hat" s uc hl andowneri scul t i v at i ngs uc har ea,or wi l l nowc ul t i v at ei t "( p.23,Rol l o) .TheSec r et ar yi nt er pr et edt hatpr ov i s i ont o mean" t hatt het enant si nt hee x empt edandr et ai nedr i c el andar easoft he c onc er nedHei r sofSi s on,s hal l r emai nasagr i c ul t ur al l es seest her ei n.Whi c h means ,t hatwhi l eowner s hi poft hee x empt edandr e t ai nedr i c el andar easshal l per t ai nt ot hec onc er nedHei r sofSi s on,t hepet i t i oner s t enant ,asagr i c ul t ur al l es sees ,s hal l r emai nass uc handcul t i v at et hes ame. Th ec o nc e r ne dHe i r so f Si s ont her ef or e,donotha v et oc ul t i v at et her et ai nedande x empt edar eas ,unl es s t hepet i t i oner s ,asagr i c ul t ur al l es s ees ,woul dv ol unt ar i l yr el i nqui s ht het as kof c ul t i v at i onandv ac at eands ur r endert hes ai dar east ot heHei r s "( p.23,Rol l o; Emp ha s i so ur s ) . Res pec ts houl dbeac c or dedt ot heSec r et ar y ' scons t r uc t i onoft hel a w whi c h hi sdepar t mentadmi ni s t er sandi mpl ement s( As t ur i asSugarCent r al I nc .v s . Com.ofCust oms,29SCRA617;At l asConsol i dat edMi ni ngandDevel opment Cor p.v s .Cour tofAppeal s ,182SCRA166;Si er r aMadr eT r us tv s .Sec r e t ar yof Agr i c u l t ur ea ndNa t u r a lRe s our c e s ,1 21SCRA3 84 ) . Henc e,per s onal c ul t i v at i onbyt heHei r sofSi s oni snotamandat or y pr ec ondi t i onf ort hem t obeent i t l edt ot hei rr et ent i onr i ght . Sec r et ar yJ ui c o' si nt er pr et at i onoft heowner ' sr i ghtofr et ent i onc onf or ms wi t hourownc ons t r uc t i on A i n s s oc i at i onofSmal l Landowner si nt hePhi l i ppi nes , I nc .v s .Sec r et ar yofAgr ar i anRef or ms ,G. R.No .7 87 42 ,Au gu s t2 3,1 99 0,wh er e wer ul edt hat :
" ...i nc as et hear eas el ec t edf orr et ent i onbyt hel andowneri st enant ed,t he t enants hal l hav et heopt i ont oc hoos ewhet hert or emai nt her ei norbea benefi ci ar yi nt hes ameoranot heragr i c ul t ur al l andwi t hs i mi l arorc ompar abl e f eat ur es .I nc as et het enantc hoos est or emai ni nt her et ai nedar ea,hes hal l bec ons i der edasl eas ehol derands hal l l os ehi sr i ghtt obeabenefi c i ar yunder t hi sAc t .I nc as et het enantc hoos est obeabenefi ci ar yi nanot heragr i c ul t ur al
l and,hel os eshi sr i ghtasal eas ehol dert ot hel andr et ai nedbyt hel andowner . Thet enantmus te x er c i s et hi sopt i onwi t hi naper i odofone( 1)y earf r om t he t i met hel andownermani f es t shi sc hoi c eoft hear eaf orr et ent i on. "( EnBanc , Mi nut eRes ol ut i on. ) Pet i t i oner s ' c ont ent i ont hatt heSec r et ar yofAgr ar i anRef or m hadnomor e aut hor i t yorj ur i s di c t i ont oc anc el t heCer t i fi cat esofLandT r ans f eraf t ert heyhad beeni s suedt ot het enant s benefi ci ar i es ,i snotc or r ec t .Thei s suanc e,r ec al l or c anc el l at i onofc er t i fi c at esofl andt r ans f erf al l wi t hi nt heSec r et ar y ' s admi ni s t r at i v ej ur i s di c t i onasi mpl ement orofP. D.27.Hav i ngf oundt hatc er t ai n hei r sofDr .Si s onwer eent i t l edt or et ai nt hei rr i c el ands( whi c hdi dnotex c eed s ev en[ 7]hec t ar es )a ndhadbeeni l l egal l ydeni edt hatr i ght ,Sec r et ar yJ ui c o pr oper l yor der edt hec anc el l at i onoft heCer t i fi c at esofLandT r ans f erwhi c hhad beener r oneous l yi s suedt ot hepet i t i oner s . WHEREFORE,fi ndi ngnor e v er s i bl eer r ori nt hedec i s i onoft heCour tof Ap pe al s ,t h eCo ur th er eb yAFFI RMSi t i nt ot o. SOORDERED. Cr uz ,Medi al deaandBel l os i l l o,J J. , c onc ur .
