REPUBLIC OF THE PHILIPPINES OFFICE OF THE PRESIDENT HOUSING AND LAND USE REGULATORY BOARD BOARD OF COMMISSIONERS HLURB Building, Kalayaan Ave., Diliman, ue!"n Ci#y MR. and MRS. SMITH, C"m$lainan#%&A$$ellee%,
HLURB Case No. ________________ (HLURB Case No. _________________) _________________)
&ve'%u%& FURTHER DEVELOMENT CORORATION, Re%$"nden#&A$$ellan#, (&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&&(
COUNTER!MEMORANDUM C"m$lainan# C"m$lainan#%&A %&A$$el $$ellee% lee%,, #)'"ug) #)'"ug) #)e unde'%igned unde'%igned *"un%el *"un%el and and un#" un#" #)i% )i% H"n" H"n"'a 'a+l +le e B"a' B"a'd, d, in "$$" "$$"%i %i#i #i"n "n #" #)e #)e A$$e A$$eal al in#e'$"%ed +y #)e Re%$"nden#&A$$ellan#, m"%# 'e%$e*#ully %#a#e #)a#I. TIMELINESS On a'*) /0, /123, a *"$y " Re%$"nden#&A$$ellan#4% Re%$"nden#&A$$ellan#4% A$$eal em" e m"'a 'and ndum um 5a% 5a% %e'v %e'ved ed u$"n u$"n #)e #)e C" C"m$ m$la lain inan# an#%& %&A$ A$$e $ell llee ee% % #)'"ug) #)e unde'%igned *"un%el. T)u%, C"m$lainan#%&A$$ellee% C"m$lainan#%&A$$ellee% )ave #en 6217 day% "' un#il A$'il /, /123, 5i#)in 5)i*) #" 8le #)i% C"un#e'&em"'andum. II. II.
COU COUNTERS TERST TATEMEN EMENT T OF FA FACTS CTS
T)e undi%$u#ed a*#% a'e a'e a% "ll"5%On 21 9une 9une /11: /11:,, a" a "#$e "%e &ondo$#n#'$ o*e&" ____ ______ ____ ____ ____ ____ ____ ____ ____ ____ ___ _ +as +as "%en "%en on #"s e! e!de dee e-o -o$ $en en"" s"ae, C" C"m$ m$la lain inan an#% #%&A &A$$ $$el elle lee% e% en#e en#e''ed in#" in#" a Re%e' e%e'va va#i #i"n "n Ag'eemen# 5i#) #)e Re%$"nden#&A$$ellan# #" a*;ui'e<$u'*)a%e a *"nd"minium uni#, %$e*i8*ally, Uni# ===== " ======================= ======================= l"*a#ed a# =============, *"n#aining an a'ea " #5en#y&"ne 6/27 %;ua'e me#e'%. T)e "ll"5ing day "' "n 22 9une une /11:, C"m$lain ainan#% n#%&A$$ellee% $aid aid #)e P/3,111 'e%e'va#i"n ee. On 2: 9une /11:, C"m$lainan#%&A$$ellee% $aid __________________ #" __________________ #" %e##le in ull #)e /1> D"5n Paymen# +a%ed Page 1 of 14
"n #)e Ne# Selling P'i*e in #)e am"un# " _________________ a% 'e?e*#ed in #)e Re%e'va#i"n Ag'eemen#. T%#s a/$en" een es'-"ed #n an oe!a/$en" o0 ______________ a% 'e?e*#ed in #)e C"m$lainan#%&A$$ellee%4 S#a#emen# " A**"un# 1. T)e'ea#e', C"m$lainan#%&A$$ellee% made "%#"/ (21) a/$en"s #" Re%$"nden#&A$$ellan# in #)e #"#al am"un# " One M#--#on E#%" H'nded One T%o'sand F#e H'nded S#3"een esos and 456155 (1,751,819.45) in*lu%ive " #)e P/3,111 'e%e'va#i"n ee and P00@,111 d"5n $aymen#. On /0 9une /12, C"m$lainan#&A$$ellee '%. CARA C'u! 5a% u'ni%)ed a *"$y " #)e :Fo0e#"'e No"#&e;4 da#ed 2 9une /12, %igned +y %. Eli!a+e#) A. RASE, i*e&P'e%iden# " FURTHERDevel"$men# C"'$"'a#i"n demanding '"m #)e C"m$lainan#%&A$$ellee% #)e $aymen# " an alleged "ve'due a**"un# am"un#ing #" N#ne H'nded T+en"/!F#e T%o'sand E#%" H'nded S#3"/!T+o esos and 116155 (<48,794.11) 5i#)in #)i'#y 6017 day%. N"# n"5ing #)ei' 'ig)#% unde' #)e la5, C"m$lainan#%& A$$ellee% %en# an unda#ed le##e' 2 #" Re%$"nden#&A$$ellan# 'ela#ive #" #)e F"'ei#u'e N"#i*e 'e;ue%#ing '"m #)e Re%$"nden#& A$$ellan# an e(#en%i"n " #ime 5i#)in 5)i*) #" %e##le #)e 'emaining am"'#i!a#i"n%. H"5eve', "n 1/ 9uly /12, #)e 'e;ue%# "' an e(#en%i"n " #ime 5i#)in 5)i*) #" %e##le #)e %ame )ad +een di%a$$'"ved
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Anne3 =B= ! Co$-a#nan"s> os#"#on ae Anne3 =C= ! Co$-a#nan"s> os#"#on ae 3 Anne3 =D= ! Co$-a#nan"s> os#"#on ae 2
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"a. The complainant failed to comply the terms and conditions of the RESERVATION AGREEMENT specifcally the signing o the Contract to Sell .” . The aggregate payment of the complainant in the amo!nt of One Million Eiht #!ndred One Tho!sand $i%e #!ndred Si&teen and T'enty (enta%os )***************+ are not purely payment or the principal balance o One Million Four Hundred Five Thousand Nine Hundred Twenty Five esos !""""""""""""""#$ %t included the imputed interest o si&teen percent !'()# based on computed monthly amorti*ation of alance in the amo!nt of Thirty $o!r Tho!sand One #!ndred Eihty Nine ,esos / centa%os ),h,01234./+ payale in si&ty )56+ months as clearly stated in the Reser%ation Areement. c. The complainants are f!lly a'are that they 'ere already "in defa!lt" as early as A!!st 21 762 and th!s1 fore'arned that sho!ld they failed to settle their o!tstandin alance1 the respondent shall be orced to oreit their unit as e%idence y hereto attached demand letter dated 8!ly 791 762 'hich is made interal part hereof as Anne& ":"; d.
ed for an "inde?nite" e&tension of time alleedly to "&&& !pan maisa@ayos an amin alance" 'hich 'as disappro%ed y herein respondent )see Anne& "5" of the complaint+ for ein not in accordance 'ith la'; e. E%en prior to the sendin of "notarial demand" y the respondent in p!rs!ant to the pro%ision of Rep!lic Act No. 59971 the complainants are a'are of their "!npaid acco!nts" as early as Octoer 762 and in fact1 they e&ecuted a ,note, which stated among others that ,Failure to settle in the said due date !Nov$ /0+ 10'/# will automatically oreit the unit, as sho'n y hereto attached letter p!rportedly
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prepared and sined y (ARA N. (r! 'hich is made as interal part hereof as Anne& "("." 6Em$)a%i% %u$$lied7 On 1G Augu%# /12, a N"#i*e " anda#"'y C"ne'en*e 5a% i%%ued +y #)e H"u%ing and Land U%e A'+i#e' 6H"n"'a+le A'+i#e' "' +'evi#y7, 'e;ui'ing #)e $a'#ie% #" a$$ea' "n / Augu%# /12 a# /-11 P a# #)e HLURB edia#i"n Bldg. l"*a#ed a# Kalayaan Avenue *"'ne' ayaman S#'ee#, Diliman, ue!"n *i#y "' $'elimina'y manda#"'y *"ne'en*e. On / Augu%# /12, a# #)e %*)eduled $'elimina'y manda#"'y *"ne'en*e, "nly C"m$lainan#% a$$ea'ed 5)ile Re%$"nden# ailed #" a$$ea'
DISCUSSIONS AND ARGUMENTS Page 4 of 14
I# i% 'eadily a$$a'en# '"m #)e A$$eal em"'andum #)a# Re%$"nden#&A$$ellan# i% n"# in ag'eemen# 5i#) all #)e a*#ual 8nding% and *"n*lu%i"n% " la5 'ea*)ed +y #)e H"n"'a+le A'+i#e'. A% %u*), C"m$lainan#%&A$$ellee% 5ill %;ua'ely mee# #)e g'"und% 'elied u$"n +y #)e Re%$"nden#&A$$ellan#.
A.THE HONORABLE ARBITER DID NOT ERR IN HOLDING THAT THE COMLAINANTS!AELLEES HAVE OVERAID THEIR ACCOUNT SINCE BOTH THE RESERVATION AGREEMENT AND THE UNSIGNED CONTRACT TO SELL ARE SILENT REGARDING THE 19? INTEREST RATE Re%$"nden#&A$$ellan# in%i%#% #)a# i# i% en#i#led #" #)e *"lle*#i"n " in#e'e%# a% #)e 'ig)# #" *"lle*# #)e %ame i% im$lied in #)e Re%e'va#i"n Ag'eemen# and C"n#'a*# #" Sell 5)i*) 5a% n"# even %igned +y #)e C"m$lainan#%&A$$ellee%, a a*# #)a# i% al'eady admi##ed +y Re%$"nden#&A$$ellan#. 'an#ing "' #)e %ae " a'gumen# #)a# a C"n#'a*# #" Sell 5a% duly e(e*u#ed, C"m$lainan#%&A$$ellee% *ann"# %u+%*'i+e #" Re%$"nden#&A$$ellan#4% in%i%#en*e #)a# #)e $aymen# " in#e'e%# 5a% deemed ag'eed u$"n +a%ed "n #)e $'"vi%i"n in #)e C"n#'a*# #" Sell #)a# #)e $u'*)a%e $'i*e " #)e *"nd"minium uni# i% ,e&clusive o interest,. A'#i*le 2:3 " #)e Civil C"de, 5)i*) 'ee'% #" m"ne#a'y in#e'e%# unde' Ti#le I 6L"an7, B"" I " #)e Civil C"de, se&#@&a--/ $anda"es "%a" no #n"ees" s%a-- e d'e 'n-ess #" %as een e3ess-/ s"#'-a"ed #n +#"#n. A% *an +e gleaned '"m #)e "'eg"ing $'"vi%i"n, $aymen# " m"ne#a'y in#e'e%# i% all"5ed "nly i- 627 #)e'e 5a% an e($'e%% %#i$ula#i"n "' #)e $aymen# " in#e'e%# and 6/7 #)e ag'eemen# "' #)e $aymen# " in#e'e%# 5a% 'edu*ed in 5'i#ing. T)e *"n*u''en*e " #)e #5" *"ndi#i"n% i% 'e;ui'ed "' #)e $aymen# " m"ne#a'y in#e'e%#. T%'s, +e %ae %e-d "%a" &o--e&"#on o0 #n"ees" +#"%o'" an/ s"#'-a"#on "%ee0o #n +#"#n #s o%##"ed / -a+.
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SEBASTIAN SIGA-AN vs. ALICIA VILLANUEVA, G.R. No. 173227, January 2, 2!
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In#e'e%# i% a *"m$en%a#i"n 8(ed +y #)e $a'#ie% "' #)e u%e "' "'+ea'an*e " m"ney. T)i% i% 'ee''ed #" a% m"ne#a'y in#e'e%#. In#e'e%# may al%" +e im$"%ed +y la5 "' +y *"u'#% a% $enal#y "' indemni#y "' damage%. T)i% i% *alled *"m$en%a#"'y in#e'e%#. T)e 'ig)# #" in#e'e%# a'i%e% "nly +y vi'#ue " a *"n#'a*# "' +y vi'#ue " damage% "' delay "' ailu'e #" $ay #)e $'in*i$al l"an "n 5)i*) in#e'e%# i% demanded. A% al'eady admi##ed +y #)e Re%$"nden#&A$$ellan#, C"m$lainan#%&A$$ellee% $aid #)e $u'*)a%e $'i*e " #)e *"nd"minium uni# '"m 9une /11: #" /12/ "' du'ing i#% $'e& devel"$men# %#age un#il a*#ual #u'n&"ve'. T)u%, Re%$"nden#& A$$ellan# )ad n" +a%i% #" *"lle*# any in#e'e%#% a% #)e'e *an +e n" "'+ea'an*e " m"ney "' u%e " Re%$"nden#&A$$ellan#4% $'"$e'#y #" %$ea " %in*e #)e "+Je*# " #)e %ale 5a% n"# ye# in e(i%#en*e a% " #)e #ime $aymen#% 5e'e made +y #)e C"m$lainan#%&A$$ellee%. T)e %#a#ed m"n#)ly am"'#i!a#i"n " P0,2G:.0@ "' 1 m"n#)% #" %e##le #)e +alan*e " P2,13,:/3 *an nei#)e' %u+%#i#u#e "' an ag'eemen# #" $ay in#e'e%# n"' *an i# give 'i%e #" #)e "+liga#i"n #" $ay in#e'e%#. No #n"ees" s%a-- e d'e 'n-ess #" %as een e3ess-/ s"#'-a"ed #n +#"#n. T)u%, #)e ailu'e " #)e Re%$"nden# #" addu*e any $'"" #)a# $aymen# " in#e'e%# 5a% ag'eed u$"n ne*e%%a'y nega#e% i#% +a%i% #" im$"%e and *"lle*# in#e'e%#, e%$e*ially 5)en #)e C"m$lainan#%& A$$ellee% ee*#ed $aymen# "' #)e $u'*)a%e " #)e *"nd"minium uni# du'ing i#% $'e&devel"$men# %#age. Re%$"nden#&A$$ellan# %eem% #" +e ve'y "+%#ina#e in in%inua#ing #)a# C"m$lainan#%&A$$ellee% ag'eed #" $ay an in#e'e%# " 2> $e' annum 5)en i# ag'eed #" $ay P0,2G:.0@ "ve' a $e'i"d " 1 m"n#)% #" %e##le #)e P2,13,:/3 +alan*e " #)e #"#al $u'*)a%e $'i*e. T)i% i% n"n&%e;ui#u'. T)e "+liga#i"n i% P2,13,:/3 5)i*) i% #)e +alan*e " #)e $u'*)a%e $'i*e, n"#)ing 5a% men#i"ned *"n*e'ning in#e'e%#. T)e $aymen# " in#e'e%# *ann"# +e im$lied, i# i% manda#ed +y la5 #" +e e($'e%%ly %#i$ula#ed and in 5'i#ing. I# i% ;ui#e "u#'age"u% "' Re%$"nden#&A$$ellan# #" #ae a %#an*e #)a# i# i% en#i#led #" in#e'e%# $aymen#% 5)ile #)e 8nan*ing "' #)e devel"$men# " #)ei' *"nd"minium $'"Je*# 5a% "+#ained in $a'# '"m #)e $aymen#% " +uye'% in*luding #)e C"m$lainan#%&A$$ellee% du'ing i#% $'e&devel"$men# %#age. )ile #)e'e may +e in%#an*e% 5)e'ein an in#e'e%# may +e im$"%ed even in #)e a+%en*e " e($'e%% %#i$ula#i"n, ve'+al "' Page # of 14
5'i##en, 'ega'ding $aymen# " in#e'e%#. A'#i*le //1: " #)e Civil C"de %#a#e% #)a# i #)e "+liga#i"n *"n%i%#% in #)e $aymen# " a %um " m"ney, and #)e de+#"' in*u'% delay, a legal in#e'e%# " 2/> $e' annum may +e im$"%ed a% indemni#y "' damage% i n" %#i$ula#i"n "n #)e $aymen# " in#e'e%# 5a% ag'eed u$"n. Lie5i%e, A'#i*le //2/ " #)e Civil C"de $'"vide% #)a# in#e'e%# due %)all ea'n legal in#e'e%# '"m #)e #ime i# i% Judi*ially demanded, al#)"ug) #)e "+liga#i"n may +e %ilen# "n #)i% $"in# 8. All #)e %ame, #)e in#e'e%# unde' #)e%e #5" in%#an*e% may +e im$"%ed "nly a% a $enal#y "' damage% "' +'ea*) " *"n#'a*#ual "+liga#i"n%. I# *ann"# +e *)a'ged a% a *"m$en%a#i"n "' #)e u%e "' "'+ea'an*e " m"ney. In "#)e' 5"'d%, #)e #5" in%#an*e% a$$ly "nly #" *"m$en%a#"'y in#e'e%# and n"# #" m"ne#a'y in#e'e%# 9. T)e *a%e a# +a' inv"lve% Re%$"nden#&A$$ellan#M% *laim "' m"ne#a'y in#e'e%#. On #)i% %*"'e al"ne, #)e H"n"'a+le A'+i#e' i% *"''e*# and in a**"'d 5i#) #)e la5 and $'evailing Ju'i%$'uden*e #)a# Re%$"nden#& A$$ellan# )ad n" +a%i% #" im$"%e and *"lle*# in#e'e%# "u# " #)e $aymen#% made +y #)e C"m$lainan#%&A$$ellee%. Finally, a *a'eul $e'u%al " #)e %#a#emen#% " a**"un# i%%ued +y Re%$"nden#&A$$ellan# *lea'ly indi*a#e% #)a# #)e am"un# due a#e' #)e $aymen# " #)e d"5$aymen# i% a+"u# P/,111 5)i*) 'e%ul#ed #" "ve'$aymen#% " a+"u# P21,111 eve'y#ime C"m$lainan#%&A$$ellee% mae $aymen#% " P0,2G:.0@. T)i% *lea'ly indi*a#e% #)a# C"m$lainan#%&A$$ellee% 5e'e un%u%$e*#ingly $aying m"'e #)an 5)a# #)ey )ad #". A% %u*), #)e'e i% n" +a%i% "' #)e Re%$"nden#&A$$ellan# #" unila#e'ally im$"%e any $enal#y again%# #)e C"m$lainan#%&A$$ellee%. A% 8##ingly %#a#ed +y #)e H"n"'a+le A'+i#e'- "The fact that complainants made monthly payments in the amo!nt of ,01234./1 one can only s!rmise that the same is made only in compliance 'ith 'hat is reFected in the comp!tation1 the correctness of 'hich is do!tf!l." I# 5a% duly e%#a+li%)ed #)a# Re%$"nden#&A$$ellan# a$$lied $"'#i"n% " #)e $aymen#% made a% in#e'e%# 5)en C"m$lainan#%& A$$ellee% 5e'e unde' n" du#y #" mae %u*) in#e'e%# $aymen# and #)e Re%$"nden#&A$$ellan# )ad n" 'ig)# #" demand #)e %ame +e*au%e #)e'e 5a% n" e($'e%% %#i$ula#i"n in 5'i#ing #" #)a# ee*#. A% di%*u%%ed ea'lie', #)e'e 5a% n" +inding 'ela#i"n +e#5een #)e $a'#ie% a% 'ega'd% #)e $aymen# " in#e'e%#. T)e $aymen# 5a% *lea'ly a mi%#ae. Sin*e Re%$"nden#&A$$ellan# 'e*eived 5
I$%&. I$%&.
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%"me#)ing 5)en #)e'e 5a% n" 'ig)# #" demand i#, i# )a% an "+liga#i"n #" 'e#u'n i#. Unde' A'#i*le 2:1 " #)e Civil C"de, i #)e +"''"5e' " l"an $ay% in#e'e%# 5)en #)e'e )a% +een n" %#i$ula#i"n #)e'e"', #)e $'"vi%i"n% " #)e Civil C"de *"n*e'ning %"lu#i" inde+i#i %)all +e a$$lied. A'#i*le /23 " #)e Civil C"de e($lain% #)e $'in*i$le " %"lu#i" inde+i#i. Said $'"vi%i"n $'"vide% #)a# i %"me#)ing i% 'e*eived 5)en #)e'e i% n" 'ig)# #" demand i#, and i# 5a% unduly delive'ed #)'"ug) mi%#ae, #)e "+liga#i"n #" 'e#u'n i# a'i%e%. In %u*) a *a%e, a *'edi#"'&de+#"' 'ela#i"n%)i$ i% *'ea#ed unde' a ;ua%i&*"n#'a*# 5)e'e+y #)e $ay"' +e*"me% #)e *'edi#"' 5)" #)en )a% #)e 'ig)# #" demand #)e 'e#u'n " $aymen# made +y mi%#ae, and #)e $e'%"n 5)" )a% n" 'ig)# #" 'e*eive %u*) $aymen# +e*"me% "+liga#ed #" 'e#u'n #)e %ame. T)e ;ua%i&*"n#'a*# " %"lu#i" inde+i#i )a'% +a* #" #)e an*ien# $'in*i$le #)a# n" "ne %)all en'i*) )im%el unJu%#ly a# #)e e($en%e " an"#)e'. T)e $'in*i$le " %"lu#i" inde+i#i a$$lie% 5)e'e 627 a $aymen# i% made 5)en #)e'e e(i%#% n" +inding 'ela#i"n +e#5een #)e $ay"', 5)" )a% n" du#y #" $ay, and #)e $e'%"n 5)" 'e*eived #)e $aymen# and 6/7 #)e $aymen# i% made #)'"ug) mi%#ae, and n"# #)'"ug) li+e'ali#y "' %"me "#)e' *au%e. e )ave )eld #)a# #)e $'in*i$le " %"lu#i" inde+i#i a$$lie% in *a%e " e''"ne"u% $aymen# " undue in#e'e%# . T)u%, #)e H"n"'a+le A'+i#e' i% *"''e*# 5)en i# 'uled #)a# all $aymen#% made +y #)e C"m$lainan#%&A$$ellee% %)"uld +e a$$lied #" #)e +alan*e " #)e $u'*)a%e $'i*e and "'de' #)e 'eund 5)en an "ve'$aymen# " P,221.0G )a% 'e%ul#ed. Su*e i# #" %ay, a 'eal e%#a#e %elle' lie #)e Re%$"nden#& A$$ellan# %)"uld n"# +e all"5ed #" in#e'$'e# #)e im$"'# " a Re%e'va#i"n Ag'eemen# "' any 'ela#ed *"n#'a*# in 5)a#eve' manne' i# 5an#% #" #)e $'eJudi*e " #)e +uying $u+li*. T)e%e in%#'umen#%, 5)i*) 5e'e e(*lu%ively d'a5n +y #)em, a'e #" +e %#'i*#ly *"n%#'ued again%# #)em. B.THE HONORABLE ARBITER DID NOT ERR IN DECLARING THE CANCELLATION OF THE CONTRACT INVALID Re%$"nden#&A$$ellan# *"n%i%#en#ly and une;uiv"*ally admi##ed #)a# i# *an*elled #)e *"n#'a*# 5i#) #)e C"m$lainan#%& A$$ellee% +y %ending a =No"a#a- De$and=. Re%$"nden#& A$$ellan# even inv"ed #)e $'"vi%i"n% " #)e C"n#'a*# #" Sell
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5)i*) 5a% n"# %igned +y #)e C"m$lainan#%&A$$ellee% #" %u$$"'# i#% *laim #)a# #)e *an*ella#i"n " #)e *"n#'a*# i% valid. )ile C"m$lainan#%&A$$ellee% *"m$le#ely ag'ee 5i#) #)e Re%$"nden#&A$$ellan# #)a# a *"n#'a*# "' ag'eemen# i% #)e la5 +e#5een #)e $a'#ie% and #)ey a'e du#y&+"und #" a+ide i#% #e'm% and *"ndi#i"n%, Re%$"nden#&A$$ellan# ailed #" *"n%ide' #)a# #)e C"n#'a*# #" Sell 5a% n"# even %igned +y #)e C"m$lainan#%& A$$ellee%. A% %u*), #)e $'"vi%i"n% " #)e C"n#'a*# #" Sell *ann"# +ind C"m$lainan#%&A$$ellee%. illul "' "#)e'5i%e, #)e ailu'e " #)e Re%$"nden#&A$$ellan# #" "+#ain #)e %igna#u'e% " #)e C"m$lainan#%&A$$ellan# "n #)e C"n#'a*# #" Sell *ann"# +e u%ed +y #)e "'me' #" $'eJudi*e #)e la##e'. A %im$le 'eading " Se&"#on 48 " #)e REVISED IMLEMENTING RULES AND REGULATIONS FOR D <8 and Se&"#on 1 " D <8 5ill 'eveal #)a# i# i% in*um+en# u$"n #)e %elle' #" *au%e #)e 'egi%#'a#i"n " %ale% "' *"nveyan*e% " %u+divi%i"n l"#% and *"nd"minium uni#% "' #)e $'"#e*#i"n " #)e +uying $u+li*. T)e $e'#inen# $'"vi%i"n% 'ead,5:;%S:2 %55< 2 8.9 Section 1.$ 5egistration o Conveyances$ Sales or con%eyances of the s!di%ision lots and condomini!m !nits shall e reistered 'ithin 236 days from e&ec!tion thereof y the seller 'ith the Reister of ce o the 5egister o 2eeds o the province or city where the property is situated$, &&&
T)e $u'$"%e " 'egi%#'a#i"n i% #" $'"#e*# #)e +uye'% '"m any u#u'e un%*'u$ul"u% #'an%a*#i"n% inv"lving #)e "+Je*# " #)e %ale "' *"n#'a*# #" %ell, 5)e#)e' #)e $u'*)a%e $'i*e #)e'e"' )a% +een ully $aid "' n"#. Regi%#'a#i"n " #)e %ale "' *"n#'a*# #" %ell mae% i# +inding "n #)i'd $a'#ie% i# %e've% a% a n"#i*e #" #)e 5)"le 5"'ld Page ! of 14
#)a# #)e $'"$e'#y i% %u+Je*# #" #)e $'i"' 'ig)# " #)e +uye' " #)e $'"$e'#y 6unde' a *"n#'a*# #" %ell "' an a+%"lu#e %ale7, and any"ne 5)" 5i%)e% #" deal 5i#) #)e %aid $'"$e'#y 5ill +e )eld +"und +y %u*) $'i"' 'ig)#. 7 T)u%, *"n%ide'ing #)a# #)e 'egi%#'a#i"n " #)e C"n#'a*# #" Sell "' any "#)e' %imila' deed "' in%#'umen# 'ela#ive #" #)e %ale "' *"nveyan*e " #)e %u+divi%i"n l"#% and *"nd"minium uni#% i% in*um+en# u$"n #)e %elle', i# ne*e%%a'ily "ll"5% #)en #)a# i# i% in*um+en# u$"n #)e %elle' #" en%u'e and %e*u'e #)e e(e*u#i"n " #)e C"n#'a*# #" Sell "' any "#)e' %imila' deed "' in%#'umen# 'ela#ive #" #)e %ale "' *"nveyan*e " #)e %u+divi%i"n l"#% and *"nd"minium uni#%. T" 'ule "#)e'5i%e i% #" give im$'ima#u' #" un%"und 'eal e%#a#e +u%ine%% $'a*#i*e% " un%*'u$ul"u% %elle'% #)a# 5ill all"5 #)em #" evade a du#y manda#ed +y la5 $'ima'ily "' #)e $'"#e*#i"n " #)e $u+li*. T" all"5 #)i% un%"und +u%ine%% $'a*#i*e i% #" 'ende' nuga#"'y #)e in#en#i"n " #)e la5 and #)e 'ule% #" $'"#e*# #)e +uying $u+li*. T)e C"n#'a*# #" Sell mu%# )ave +een e(e*u#ed a#e' #)e 'e%e'va#i"n ee and d"5n $aymen# )ad +een %e##led +y #)e C"m$lainan#%&A$$ellee%. I# i% in*um+en# u$"n #)e Re%$"nden# #" immedia#ely delive' #)e $'e%*'i+ed C"n#'a*# "' #)e C"m$lainan#%& A$$ellee% #" %ign #)e %ame. T)e'e"'e, C"m$lainan#%&A$$ellee%4 ailu'e #" %ign #)e C"n#'a*# #" Sell a#e' #)e $aymen# " #)e 'e%e'va#i"n ee and #)e d"5n $aymen# *ann"# +e a##'i+u#ed #" #)em, a% %u*) i# %)"uld n"# +e admi##ed in eviden*e #" $'eJudi*e #)e C"m$lainan#%&A$$ellee%. 'an#ing "' #)e %ae " a'gumen# #)a# #)e C"n#'a*# #" Sell 5a% duly e(e*u#ed, Re%$"nden#&A$$ellan# i% n"ne#)ele%% $'")i+i#ed +y la5 #" im$"%e an "ne'"u% and "$$'e%%ive $'"vi%i"n #)a# u$"n 'e%*i%%i"n " #)e *"n#'a*#, ,any and all o the sums o money paid !nder this (ontract toether 'ith all the rihts and interest to all impro%ements made on the premises shall be considered as li?uidated damages+ and oreited or the account o the S:==:5" 8. Re$u+li* A*# N". 33/ "#)e'5i%e n"5n a% #)e :Rea-"/ Ins"a--$en" B'/e o"e&"#on A&"; de*la'ed i# a% a $u+li* $"li*y #" $'"#e*# +uye'% " 'eal e%#a#e "n in%#allmen# $aymen#% again%# "ne'"u% and "$$'e%%ive *"ndi#i"n% 15. 'an#ing "' #)e %ae " a'gumen# #)a# Re%$"nden#&A$$ellan# )ad %u*ien# g'"und #" 'e%*ind #)e *"n#'a*# "' C"m$lainan#%& A$$ellee%4 ailu'e #" $ay #)e in%#allmen#% due, #)e 'uling " #)e 8
Lu(on )*v*+o*n Ban/ Vs. An0*+*s Ca*r%n* Enr%u*(, G.R. No. 1#'#4#, January 12, 211 ara0ra 7$ o5 * uns%0n*& Conra6 o S*++ 10 S*6%on 2, R.A. No. #""2 9
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Su$'eme C"u'# in #)e 'e*en# *a%e " GATCHALIAN REALTY, INC. s. EVELYN M. ANGELES, G.R. No. 454287, Noe$e 4, 4512 i% ve'y in%#'u*#ive"This (o!rt has een consistent in r!lin that a %alid and eHecti%e cancellation !nder R.A. 5997 m!st comply 'ith the mandatory t'in re!irements of a notaried notice of cancellation and a ref!nd of the cash s!rrender %al!e. In Olympia #o!sin1 Inc. %. ,anasiatic Tra%el (orp.1 'e r!led that the notarial act of rescission m!st e accompanied y the ref!nd of the cash s!rrender %al!e. & & & The act!al cancellation of the contract can only e deemed to ta>e place !pon the e&piry of a 6@day period follo'in the receipt y the !yer of the notice of cancellation or demand for rescission y a notarial act and the f!ll payment of the cash s!rrender %al!e. In ,atal!nan %.
i#) all #)e "'eg"ing, i# i% *lea' #)a# #)e H"n"'a+le A'+i#e' i% *"''e*# and in a**"'d 5i#) $'evailing Ju'i%$'uden*e 5)en %)e de*la'ed #)a# #)e *an*ella#i"n " #)e %ale i% invalid. In#e'e%#ingly, in a %udden #u'n " even# im$elled +y an ill"gi*al a#e'#)"ug)#, Re%$"nden#&A$$ellan# 5"uld 5an# #" *"nvin*e #)i% H"n"'a+le B"a'd #)a# C"m$lainan#%&A$$ellan#% %)"uld )ave e(e'*i%ed #)e 'ig)# #" demand $aymen# " #)e %u''ende' value in%#ead " 8ling a *"m$lain#, 5)i*) a% Re%$"nden#&A$$ellan# *laim%, de$'ived i# " #)e "$$"'#uni#y #" $ay in ull #)e *a%) %u''ende' value " 5)a# )ad +een $aid +y #)e C"m$lainan#%&A$$ellee%. H"5eve', #)e 'e*"'d% " #)e $'"*eeding% +e"'e #)e H"n"'a+le A'+i#e' 5ill +ea' #)a# Re%$"nden#&A$$ellan#, de%$i#e due n"#i*e, "$#ed n"# #" a$$ea' du'ing #)e %*)eduled $'elimina'y manda#"'y *"ne'en*e. Had Re%$"nden#&A$$ellan# 'eally in#ended #" *"m$ly 5i#) #)e la5, #)ey *"uld )ave d"ne #)e %ame +e"'e #)e De*i%i"n a$$ealed '"m 5a% 'ende'ed. I# 5a% "nly 5)en #)e H"n"'a+le A'+i#e' 'uled in av"' " #)e C"m$lainan#%&A$$eelee% #)a# Re%$"nden#&A$$ellan# e($'e%%ed a *"n#'a'y $"%i#i"n. Re%$"nden#&A$$ellan# *ann"# )ave i#% *ae and ea# i# #"". Re%$"nden#&A$$ellan# *ann"# )ave m"'e #)an 5)a# i# de%e've% "' #)a# Re%$"nden#&A$$ellan# *ann"# "' %)"uld n"# a##em$# #" )ave #5" in*"m$a#i+le #)ing%. I# i% ve'y *lea' #)a# Re%$"nden#&A$$ellan# #"" undue advan#age " #)e ign"'an*e " #)e C"m$lainan#%&A$$ellee%, and a#e' +eing e($"%ed, Re%$"nden#&A$$ellan# n"5 a%%ume% a Page 11 of 14
$"%i#i"n #)a# #end% #" mae a m"*e'y " Ju%#i*e, 5)i*) #)i% H"n"'a+le B"a'd i% %u'ely n"# 5illing #" all"5. Neve'#)ele%%, #)e H"n"'a+le B"a'd may *"n%ide' #)e a'gumen# " #)e Re%$"nden#&A$$ellan# a% an "u#'ig)# admi%%i"n #)a# #)ey did n"# 'eund #)e *a%) %u''ende' value " #)e #"#al $aymen#% made, 5)i*) i% a ne*e%%a'y elemen# " a valid *an*ella#i"n " #)e *"n#'a*# a% *"n#em$la#ed in Se*#i"n 0 " R. A. N". 33/.
C. THE HONORABLE ARBITER DID NOT ERR IN ORDERING RESONDENT!AELLANT TO EECUTE A DEED OF ABSOLUTE SALE AND TO RELEASE THE CONDOMINIUM CERTIFICATE OF TITLE OVER UNIT 1558 OF THE _______________________ IN FAVOR OF THE COMLAINANTS!AELLEES T)e a*#ual 8nding% " #)e H"n"'a+le A'+i#e' a% %u*ien#ly %u$$"'#ed +y #)e admi%%i"n% and d"*umen#% %u+mi##ed +y #)e $a'#ie% *lea'ly $'"ved #)a# Re%$"nden#&A$$ellan# )ad n" +a%i% in im$"%ing and *"lle*#ing in#e'e%# $aymen#%. A% %u*), #)e H"n"'a+le A'+i#e' i% *"m$le#ely *"''e*#, unde' $'evailing la5% and Ju'i%$'uden*e, in 'uling #)a# any $"'#i"n " #)e m"n#)ly am"'#i!a#i"n% $aid unduly a$$lied #" in#e'e%# $aymen#% mu%# +e a$$lied #" #)e un$aid $u'*)a%e $'i*e. And 5)en a$$lied and a**"un#ed, #)e #"#al $aymen#% made 'ea*)ed a #"#al " 1,751,819.2 a% *"m$a'ed #" #)e ne# %elling $'i*e " 1,8,59.48, 'e%ul#ing #" an "ve'$aymen# " ,115.27. C"m$lainan#%&A$$ellee%, )aving $aid m"'e #)an #)e am"un# " #)e ne# %elling $'i*e " C"nd"minium Uni# N". 2113 " #)e =======================, )ave $aid in ull and $e'"'med #)ei' "+liga#i"n% unde' #)e *"n#'a*#. T)u%, i# i% n"5 in*um+en# "' #)e Re%$"nden#&A$$ellan# #" $e'"'m i#% 'e*i$'"*al "+liga#i"n #" #'an%e' #)e "5ne'%)i$ " C"nd"minium Uni# N". 2113 " #)e ======================= +y e(e*u#ing a Deed " A+%"lu#e Sale and #" 'elea%e #)e C"nd"minium Ce'#i8*a#e " Ti#le, 'ee '"m all lien% and en*um+'an*e% in av"' " #)e C"m$lainan#%&A$$ellee%. In a##em$#ing #" im$u#e e''"' "n #)e 8nding% " #)e H"n"'a+le A'+i#e', Re%$"nden#&A$$ellan# in%i%#% #)a# #)e H"n"'a+le A'+i#e' ailed #" *"n%ide' #)a# "not'ithstandin the complainants@appellants failed to sin the (ontract to Sell1 they are o!nd y it as they iss!ed the re!ired ?fty@eiht )93+ pieces of postdated chec>s 'ith an amo!nt of ,01234./ startin Octoer 261 7664 !p to 8!ly 261 7620 eca!se the payment for Page 12 of 14
installment d!e on A!!st 261 7664 to Septemer 261 7664 'ere paid ahead of time on 8!ne 241 7664" '' T)i% a'gumen# i% e''"ne"u%, i# "nly +"l%#e'% #)e 8nding% " #)e H"n"'a+le A'+i#e' #)a# #)e $aymen#% made +y #)e C"m$lainan#%&A$$ellee% 5e'e made "u# " *"m$lian*e 5i#) #)e *"m$u#a#i"n% made +y #)e Re%$"nden#&A$$ellan#. T)e ailu'e " #)e Re%$"nden#&A$$ellan# #" %u+%#an#ia#e i#% a*#ual and legal +a%i% #" *laim and *"lle*# in#e'e%# $aymen#% *ann"# +e %u+%#i#u#ed +y me'e *"nJe*#u'e% #)a# C"m$lainan#%& A$$ellee% ag'eed #" #)e $aymen# " in#e'e%#% +y i%%uing *)e*% +ea'ing #)e am"un# 'e;ui'ed +y #)e Re%$"nden#&A$$ellan#. T)e la5 i% ve'y *lea', n" in#e'e%# %)all +e due unle%% i# )a% +een e($'e%%ly %#i$ula#ed in 5'i#ing. I# i% ;ui#e "u#'age"u% "' #)e Re%$"nden#&A$$ellan# #" *laim #)a# i# in#ended #" a$$ly #)e $"'#i"n% " #)e m"n#)ly in%#allmen# $aid +y C"m$lainan#%&A$$ellee% #" in#e'e%# $aymen#% 5)en n" l"an, *'edi# "' +ene8# 5a% a*;ui'ed '"m #)em 5)en C"m$lainan#%&A$$ellee% en#e'ed in#" a *"n#'a*# inv"lving #)e %u+Je*# *"nd"minium uni# du'ing i#% $'e&devel"$men# %#age. 3nder pain o being repetitive+ interest is a compensation f&ed by the parties or the use or orbearance o money$ In#e'e%# $aymen#% $'e%u$$"%e% #)e e(i%#en*e " a *'edi# "' "'+ea'an*e " m"ney and #)e ag'eemen# +y #)e de+#"' #" *"m$en%a#e #)e u%e " m"ney "' "'+ea'an*e " m"ney +el"nging #" #)e *'edi#"', %u*) i% n"# #)e *a%e 5)en C"m$lainan#%&A$$ellee% en#e'ed in#" a *"n#'a*# 5i#) Re%$"nden#& A$$ellan#. T)u%, a% a ne*e%%a'y *"n%e;uen*e " 8nding #)a# #)e $u'*)a%e $'i*e 5a% al'eady $aid in ull, #)e H"n"'a+le A'+i#e' i% *"m$le#ely *"''e*# in "'de'ing #)e Re%$"nden#&A$$ellan# #" e(e*u#e a Deed " A+%"lu#e Sale "ve' Uni# 2113 " #)e ======================= l"*a#ed a# ======================= in av"' " #)e C"m$lainan#%&A$$ellee% and #" 'elea%e #)e C"nd"minium Ce'#i8*a#e " Ti#le "ve' #)e %ame 'ee '"m all lien% and en*um+'an*e%.
RAYER HEREFORE, $'emi%e% *"n%ide'ed, i# i% m"%# 'e%$e*#ully $'ayed " #)i% H"n"'a+le B"a'd #)a# #)e a$$eal in#e'$"%ed +y #)e Re%$"nden#&A$$ellan# +e di%mi%%ed "' u##e' la* " me'i#.
11
a0* 12, A*a+ *oran&u
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C"m$lainan#%&A$$ellee% 'e%$e*#ully $'ay "' %u*) and "#)e' 'elie% a% may +e deemed Ju%# and e;ui#a+le unde' #)e *i'*um%#an*e%. ========, ========= Ci#y "' ue!"n Ci#y, P)ili$$ine%. __________________ C"un%el "' #)e C"m$lainan#%&A$$ellee% C"$y u'ni%)ed-
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