Civil Review case: Maybank v. Tarrosa Topic: Delay
Digest Case
DigestFull description
credit - guaranty
Serviciul psihologic scolar
Full description
Full description
sfgyupop
DigestFull description
case law
Evidence, Parol Evidence Rule
s340 NLCFull description
Case DigestFull description
cc cvcvFull description
Nota Tan cera, tan lejos.Descripción completa
Characteristics of auction sale SPOUSES RAMON AND ROSIOTA TAN vs. GORGONIA BANTEGUI Re!resente" #$ GUADA%UPE B. BAUTISTA& an" S!ouses '%ORANTE an" '%ORENCIA B. CAEDO G.R. No. ()*+,- Octo#er ,* ,++) 'ACTS In (/)* Gor0onia Bante0ui 1 2arrie" to 3esus Ba$ot4 ac5uire" a c5uire" a !arcel of lan" locate" in 6ue7on Cit$ un"er TCT no. ,8*)8. The !ro!ert$ 9as rente" to s!ouses 'lorante B. Cae"o an" 'lorencia 'lorencia B. Cae"o 9ho resi"e" in sai" !ro!ert$ until (//*. In (/-+ Bante5ui left for the US returne" returne" to the Phil in (/88 to e:ecute a s!ecial !o9er of attorne$ 2a;in0 Gua"alu!e B. Bautista her re!resentative #efore 0oin0 #ac; to the US. Ta:es Ta:es 9ere 9ere !ai" until (/-- #ut the real real !ro!ert$ ta:es ta:es fro2 fro2 the $ear (/-8 (/-8 to (/8< inclusive of !enalties 9ere not !ai". Due to no !a$2ent of ta:es the cit$ treasurer of 6ue7on Cit$ sol" sai" !ro!ert$ at !u#lic auction on Nove2#er ,((/8* to S!ouses E"il#erto an" 3ose=na Ca!istrano for the su2 of P(++++. P(++++. The Certi=cate Certi=cate of Sale of Delin5uent Pro!ert$ 9as issue" on Nov. ,>(/8*. The !ro!ert$ 9as 9as not re"ee2e" re"ee2e" 9ithin one $ear title to sai" !ro!ert$ 9as consoli"ate" to the Ca!istranos an" TCT No. <>(8)( 9as issue" in their na2es on 3ul$ *(/8-. The Ca!istranos ho9ever "i" not ta;e !ossession of the lan" nor infor2 the Cae"os a#out the sale or collecte" an$ rent for2 the2. The$ "i" not !a$ an$ real !ro!ert$ ta:es thereon. On 3une ,+(//8 The !ro!ert$ 9as later sol" #$ the Ca!istranos to s!ouses Evel$n 1"au0hter of the Cae"os4 an" 3esse Pere$ra Pere$ra for P>++++. Their TCT 9as cancelle" an" a ne9 TCT 9as issue" on 3an. (+(/8/ to Pere$ra Pere$ra 9ho also "i" not ta;e !ossession of the !ro!ert$ in 5uestion #ut instea" 2ort0a0e" the !ro!ert$ to Rur Rural al Ban; of I2us Cavite. Sai" 2ort0a0e 9as annotate" on the title. Bante0ui an" Cae"os 9ere not infor2e" of the transactions all the 9hile Cae"os !ai" rent to Bante0ui until Dece2#er (//<. Bante0ui on her !art a!!lie" for a"2inistrative reconstitution reconstitution of her title as it 9as lost in a =re. Reconstitute" Reconstitute" Title no. ,8*)8 9as su#se5uentl$ issue" in her na2e. She !ai" the realt$ realt$ ta:es on the sai" !ro!ert$ !ro!ert$ for the $ears $ears (/8to (/8/ #ut the cit$ treasurer "i" not acce!t the !a$2ent for the $ear (//+.
On Ma$ <(//+ the sa2e !ro!ert$ 9as sol" #$ the Pere$ras to the s!ouses Ra2on an" Rosita Tan for P<)++++ 9ith the latter !a$in0 the a2ount of P<+++++ to the Rural Ban; of I2us Cavite for the release of the 2ort0a0e !er a0ree2ent #$ the !arties. The Tans li;e9ise !ai" the over"ue ta:es an" other e:!enses incurre" #$ the Pere$ras !ertainin0 to sai" 2ort0a0e. The Tan?s "i" not i22e"iatel$ ta;e !ossession of the !ro!ert$ nor infor2 the occu!ants 1Cae"os 4. But in the latter !art of (//+ the Tan?s throu0h their la9$er infor2e" the Cae"os of their o9nershi! an" "e2an"e" that the$ vacate the !ro!ert$. The$ later =le" an action for e@ect2ent a0ainst the Cae"os #efore the MTC of 6ue7on Cit$ on 3an. (8(//(. On Oct. <((//( the court rule" in favor of Tans. The Cae"os inter!ose" an a!!eal #ut faile" to a!!ear "urin0 the hearin0 of the case an" 9as "eclare" in "efault an" later e@ecte" fro2 the !ro!ert$ on 'e#. ,+(//* 9hen the house 9as "e2olishe". On 'e# (((//, Bante0ui throu0h her sister Gua"alu!e Bautista =le" a co2!laint for the annul2ent of sale 5uietin0 of title in@unction an" "a2a0es 9ith the RTC of 6ue7on . s!ouses Cae"o en@oine" the co2!laint. The co2!laint 9as later a2en"e" on Ma$ (* (//, i2!lea"in0 the s!ouses Ca!istrano an" the Cit$ Treasurer of 6ue7on Cit$ as co"efen"ants an" "eletin0 5uietin0 of title? fro2 the !ra$er an" insertin0 reconve$ance.? RTC decided in favor of respondents !etitioners a!!eale" to the CA. CA decided in favor of respondent. Declarin0 that !etitioners 9ere not !urchasers in 0oo" faith an" ha" no #etter ri0ht to the su#@ect !ro!ert$ than that of an$ of their !re"ecessorininterest that the auction 9as tainte" 9ith irre0ularities such as no notice of "elin5uenc$ an" of sale 9ere sent to the o9ner. ISSUES: ON the Auction sale 9as vali". RULING: No. the auction sale 9as not vali". First no notice of "elin5uenc$ or of sale 9as 0iven to either Gor0onia Bante0ui the "elin5uent o9ner& or to her re!resentative as !rovi"e" un"er Section >) an" -< of PD *>* the Real Pro!ert$ Ta: Co"e The auction sale of real !ro!ert$ for the collection of "elin5uent ta:es is in personam not in rem. Althou0h sucient in !rocee"in0s in rem li;e lan" re0istration 2ere notice #$ !u#lication 9ill not satisf$ the re5uire2ents of
!rocee"in0s in personam. FPu#lication of the notice of "elin5uenc$ F9ill not suce consi"erin0 that the !roce"ure in ta: sales is in personam.H It is still incu2#ent u!on the cit$ treasurer to sen" the notice "irectl$ to the ta:!a$er the re0istere" o9ner of the !ro!ert$ in or"er to !rotect the latter?s interests. Althou0h !rece"e" #$ !ro!er a"vertise2ent an" !u#lication an auction sale is voi" a#sent an actual notice to a "elin5uent ta:!a$er. The sale of lan" for ta: "elin5uenc$ is in "ero0ation of !ro!ert$ ri0hts an" "ue !rocessF& the !rescri#e" ste!s 2ust #e follo9e" strictl$.H In the !resent case notices either of "elin5uenc$ or of sale 9ere not 0iven to the "elin5uent ta:!a$er. Those notices are 2an"ator$ an" failure to issue the2 invali"ates a sale. Because it 9as clearl$ in contravention of the re5uire2ents un"er the la9 an" @uris!ru"ence The su#se5uent sale of the real !ro!ert$ "i" not 2a;e its !urchaser the ne9 o9ner. hile it is true that Transfer Certi=cates of Title have alrea"$ #een issue" in the na2es of the su#se5uent !urchasers the$ shoul" nonetheless #e invali"ate". Consi"erin0 the failure to a#i"e #$ the 2an"ator$ re5uire2ents of a !rocee"in0 in personam no #etter title than that of the ori0inal o9ner can #e assu2e" #$ the transferees. Quod nullum est, nullum producit efectum. That 9hich is a nullit$ !ro"uces no eect. Moreover failure to assert o9nershi! over a !ro!ert$ is in"icative of the "ou#tful vali"it$ of its sale. The i22e"iate !urchasers in the !resent case neither too; !ossession nor infor2e" the occu!ants 1the Cae"os4 of the for2er?s alle0e" ac5uisition of the !ro!ert$. The !urchasers "i" not even "e2an" rent or as; the2 to vacate as a result of 9hich the Cae"os continue" to !a$ rent to Res!on"ent Bante0ui. Section 8+ of PD *>* !rovi"es that an$ #alance of the !rocee"s of the sale left after "e"uctin0 the a2ount of the ta:es an" !enalties "ue an" the costs of sale shall #e returne" to the o9ner or his re!resentative.H A0ain contrar$ to the 2an"ate of the la9 the #alance of the !rocee"s fro2 the ta: sale 9as not even returne" to Res!on"ent Bante0ui or her re!resentative after the issuance of the =nal #ill of sale. The failure to return the !rocee"s reinforce" the a!!arent irre0ularit$ not onl$ in the con"uct of the ta: sale #ut also in its su#se5uent "is!osition. GOOD 'AITJ
Petitioners 9ere not innocent !urchasers for value. Des!ite their a9areness of "efects in their title the$ still faile" to investi0ate or ta;e the necessar$ !recaution. Goo" faith is a 5uestion of intention. It consists in the !ossessor?s #elief that the !erson fro2 9ho2 a thin0 has #een receive" is its o9ner an" can conve$ title. It is "eter2ine" #$ out9ar" acts an" !roven con"uct Purchasers cannot close their e$es to facts that shoul" have !ut an$ reasona#le !erson u!on 0uar" an" then clai2 that the$ acte" in 0oo" faith un"er the #elief that there 9as no "efect in the title.H If !etitioners "o not investi0ate or ta;e !recaution "es!ite ;no9in0 certain facts the$ cannot #e consi"ere" in 0oo" faith. The "efense of in"efeasi#ilit$ of a Torrens title "oes not e:ten" to a transferee 9ho ta;es the title "es!ite a notice of the Ka9 in it. 'ro2 a ven"or 9ho "oes not have an$ title to #e0in 9ith no ri0ht is !asse" to a transferee. In the !resent case the e:ercise of the ri0ht of !ossession over the !ro!ert$ 9as atte2!te" #$ none of the !urchasers e:ce!t !etitioners. 'urther2ore nothin0 on the recor" sho9s that asi"e fro2 Res!on"ent Bante0ui the !urchasers !ai" real !ro!ert$ ta:es as re5uire" of ever$ re0istere" !ro!ert$ o9ner. Curiousl$ the cit$ 0overn2ent allo9e" Res!on"ent Bante0ui to continue !a$in0 real !ro!ert$ ta:es even after the re"e2!tion !erio" an" the con=r2ation of the =nal #ill of sale. Moreover the recor"s 2ention no !a$2ent of real !ro!ert$ ta:es fro2 (/8* to (/8>. The Re0ister of Dee"s issue" a reconstitute" title in her na2e in 9hich the !ro!ert$ ha" #een re0istere" as earl$ as (/)/. 'or reasons ;no9n onl$ to the alle0e" !urchasers no atte2!t 9as even 2a"e to have the title i22e"iatel$ cancelle". It is #asic that re0istration "oes not vest title 9hich is a 2ere evi"ence of title to a !ro!ert$. JERE'ORE the Petition is here#$ DENIED an" the assaile" Decision an" Resolution are AFFIRMED