Professional Documents
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DECISION
SANDOVAL-GUTIERREZ, J.:
The petition in this case was filed by Manotok Realty, Inc. and Manotok
Estate Corporation against CLT Realty Development Corporation assailing the
Decision[2] dated September 28, 1995 and Resolution dated January 8, 1996 of
the Court of Appeals in CA-G.R. CV No. 45255;
2. G.R. No. 134385
The petition was filed by Araneta Institute of Agriculture, Inc. against Jose
B. Dimson (now deceased), represented by his surviving spouse and children,
and the Registry of Deeds of Malabon, challenging the Joint Decision[3] dated
May 30, 1997 and Resolution dated July 16, 1998 of the Court of Appeals in
The petition here was filed by Sto. Nio Kapitbahayan Association, Inc.
against CLT Realty Development Corporation questioning the Decision[4]of the
Court of Appeals dated March 23, 2001 in CA-G.R. CV No. 52549.
Deeds of Caloocan City. It is this same OCT No. 994 from which the titles of
the parties were purportedly derived.
The complaint alleges inter alia that CLT Realty (plaintiff) is the registered
owner of Lot 26 of the Maysilo Estate located in Caloocan City, covered
by TCT No. T-177013 of the Registry of Deeds of said city; that this TCT was
originally derived from OCT No. 994; that on December 10, 1988, CLT Realty
acquired Lot 26 from its former registered owner, Estelita I. Hipolito, by virtue
of a Deed of Sale with Real Estate Mortgage; that she, in turn, purchased the
same lot from Jose B. Dimson; that Manotok Corporations (defendants)
illegally took possession of 20 parcels of land (covered by 20 separate titles[6])
within said Lot 26 owned by CLT Realty; that based on the technical
descriptions of Manotok Corporations titles, their property overlap or embrace
Lot 26 of CLT Realty; and that the titles of Manotok Corporations constitute a
cloud of doubt over the title of CLT Realty. The latter thus prays that the 20
titles of Manotok Corporations be cancelled for being void; and that Manotok
Corporations be ordered to vacate the disputed portions of Lot 26 and turn over
possession thereof to CLT Realty, and to pay damages.
In their answer with counterclaim, Manotok Corporations denied the
material allegations of the complaint, alleging that Jose B. Dimsons title (TCT
No. R-15166) was irregularly issued, hence void; and that consequently, the
titles of Estelita Hipolito (TCT No. R-17994) and CLT Realty (TCT No.
177013) derived therefrom are likewise void. By way of affirmative defense,
Manotok Corporations assert ownership of the parcel of land being claimed by
CLT Realty, alleging that they acquired the same from the awardees or vendees
of the National Housing Authority.
During the pre-trial conference, the trial court, upon agreement of the
parties, approved the creation of a commission composed of three
commissioners tasked to resolve the conflict in their respective titles. On July 2,
1993, the trial court issued an Order[7] defining the issues to be resolved by the
commissioners, thus:
2. Whether or not the property covered by the title of the plaintiff and the
property covered by the titles of the defendants overlap.[8]
On February 8, 1994, the trial court issued an Order directing the parties
to file their respective memoranda to enable this court to adopt wholly or
partially the memorandum for either as the judgment herein, x x x.[12]
CLT Realty likewise filed its Memorandum on April 15, 1994 praying that
the Majority Report be approved in toto, and that judgment be rendered pursuant
thereto.
In its Order of April 22, 1994, the trial court considered the case submitted
for decision.[13]
On May 10, 1994, the trial court rendered its Decision, the dispositive
portion of which reads:
WHEREFORE, premises considered, judgment is hereby rendered
in favor of plaintiff (CLT Realty) and against defendants (Manotok
Corporations) as follows:
SO ORDERED.
a. Records show that Maysilo Estate was surveyed under Plan No.
Psu-2345 on September 8 to 27, October 4 to 21 and November 17 to 18,
1991;
h. The original copy of OCT-994 does not contain the pages where
Lot 26 and some other lots are supposedly inscribed;
i. TCT No. 4211 was later cancelled by TCT No. 5261 in the name of
Francisco J. Gonzales which was later cancelled by TCT No. 35486 in the
names of Jose Leon Gonzales, Consuelo Susana Gonzales, Juana
Francisca Gonzales, Maria Clara Gonzales, Francisco Felipe Gonzales and
Concepcion Maria Gonzales;
n. The three (3) separate lots covered by TCT Nos. 4210 and
4211 which allegedly were the result of the subdivision of Lot 26 were
not designated or identified as Lot 26-A, Lot 26-B and Lot 26-C to
conform with existing practice;
q. TCT Nos. 1368 thru 1374 are written in the English language
and the technical descriptions of the lots covered therein indicate the
original survey of the mother title as September 8-27, October 4-21 and
November 17-18, 1911 which dates are not found in the mother title
TCT No. 35486 or the antecedent titles TCT No. 5261 and 4211;
d. That TCT Nos. 4210 and 4211 which allegedly was the result
of a subdivision of Lot 26 should not have been issued without a
subdivision plan approved by the Director of Lands or the Chief of the
General Land Registration Office. Republic Act No. 496 which took
effect on November 6, 1902, particularly Section 58 thereof, provided
that the Registry of Deeds shall not enter the transfer certificate to the
grantee until a plan of such land showing all the portions or lots into
which it has been subdivided, and the technical description of each
portion or lot, have been verified and approved by the Director of
Lands and as corroborated by Section 44, Paragraph 2, and that the
plan has been approved by the Chief of the General Land Registration
Office, or by the Director of Lands as provided in Section fifty-eight of
this Act, the Registry of Deeds may issue new certificates of title for
any lot in accordance with said subdivision plan;
of the above Decision alleging that TCT Nos. 4210 and 4211 mentioned therein
are mistakenly referred to as the titles of Manotok Corporations; and that to
conform to the body of the Decision, the correct numbers of the titles ordered to
be cancelled should be indicated. In its Order dated May 30, 1994, the trial court
granted the motion, thus:
xxx
x x x.
SO ORDERED.
The Court of Appeals, in its Decision dated September 28, 1995 in CA-
G.R. CV No. 45255, affirmed the Decision of the trial court, except as to the
award of damages which was ordered deleted, thus:
No costs.
SO ORDERED.
Records show that on December 18, 1979, Jose B. Dimson filed with the
then Court of First Instance of Rizal, Branch 33, Caloocan City a complaint for
recovery of possession and damages against Araneta Institute of Agriculture,
Inc. (Araneta Institute), docketed as Civil Case No. C-8050. Dimson alleged in
his amended complaint that he is the absolute owner of a parcel of land located
at Barrio Potrero, Malabon, Metro Manila with an area of 50 hectares of
the Maysilo Estate, covered by TCT No. R-15169 of the Registry of Deeds of
Caloocan City; that he discovered that his land has been illegally occupied by
Araneta Institute; that the latter has no legal and valid title to the land; and that
Araneta Institute refused to vacate the land and remove its improvements
thereon despite his repeated demands.
of the land by virtue of TCT No. 737[15] and TCT No. 13574.[16] It further alleged
that Dimsons title of the subject land is void, hence, his complaint has no cause
of action.
All claims of all the intervenors claiming rights against the title of
plaintiff Dimson TCT R-15169 are hereby dismissed for lack of merit.
SO ORDERED.[18]
On May 30, 1997, the Court of Appeals rendered the assailed Decision affirming
the Decision of the trial court in favor of Dimson.
SO ORDERED.
In its Decision, the Appellate Court ruled that the title of Araneta Institute to
the disputed land is a nullity, holding that:
We now proceed to CA-G.R. CV No. 41883.
Plaintiff-appellees TCT No. R-15169 covers Lot 25- A-2 with an area
of 500,000 square meters. This was derived from OCT No. 994 registered
on April 19, 1917. TCT No. R-15169 was obtained by plaintiff-appellee Jose
B. Dimson simultaneously with other titles, viz: TCT Nos. 15166, 15167, and
15168 by virtue of the Decision dated October 13, 1977 and Order dated
October 18, 1977, in Special Proceedings No. C-732. The Order dated
October 18, 1977 directed the Registry of Deeds of Caloocan City to issue
in the name of Jose B. Dimson separate transfer certificate of titles for the
lot covered by plan (LRC) SWO-5268 and for the lots covered by the plans,
Exhibits H, I and J.
Another point, Aranetas TCT No. 13574 (Exh. 6) and 21343 are both
derived from OCT No. 994 registered on May 3, 1917, which was declared
null and void by the Supreme Court in Metropolitan Waterworks and
Sewerage System vs. Court of Appeals, 215 SCRA 783 (1992). The
Supreme Court ruled: Where two certificates of title purport to include the
same land, the earlier in date prevails x x x. Since the land in question has
already been registered under OCT No. 994 dated April 19, 1917,
the subsequent registration of the same land on May 3, 1919 is null and
void.
Araneta Institute then filed the present petition, ascribing to the Court of
Appeals a long list of factual errors which may be stated substantially as follows:
On the other hand, Sto. Nio Kapitbahayan Association, Inc. (Sto. Nio
Association), petitioner, is the registered owner of two parcels of land likewise
located in Caloocan City, covered by TCT Nos. T-158373 and T-158374. By
virtue of these titles, Sto. Nio Association occupied and claimed ownership over
a portion of Lot 26.
Thus, on July 9, 1992, CLT Realty filed with the Regional Trial Court,
Branch 121, Caloocan City a complaint for annulment of titles[22] and recovery
of possession with damages against Sto. Nio Association, docketed as Civil Case
No. C-15491. In its complaint, CLT Realty alleged that based on the technical
descriptions on the titles of Sto. Nio Association, an overlapping exists between
their respective titles; and that the titles of Sto. Nio Association are void as they
are derived from TCT No. 4211,[23] a forged and fictitious title.
In its answer, Sto. Nio Association denied the material allegations of the
complaint and asserted that its members have been in possession of the disputed
lots prior to 1987. The area had been identified by the government as slum and
blighted.
(2) Both parties admit that the plaintiff (CLT) is also the registered
owner of the same properties being occupied by the defendant and
covered by TCT No. 177013 of the Registry of Deeds of Caloocan
City.
Resolving the issue of whose title to the disputed land is valid, the trial
court, on September 28, 1995, rendered a Decision in favor of Sto. Nio
Association and ordered the cancellation of TCT No. T-177013 in the name of
CLT Realty.
However, upon motion for reconsideration by CLT Realty, the trial court, in
its Amended Decision dated February 12, 1996, granted the motion, rendered
judgment in favor of CLT Realty, and ordered the cancellation of TCT Nos. T-
158373 and T-158374, both in the name of Sto. Nio Association, thus:
SO ORDERED.[24]
The Amended Decision is anchored on the trial courts finding that, based
on the evidence, there was fraud in the issuance of TCT No. 4211 from which
Sto. Nio Associations titles were derived. The irregularities which attended such
issuance were discussed lengthily by the court a quo as follows:
The conflict stems from the fact that the plaintiffs and defendants
titles overlap each other, hence, a determination of the respective origins of
such titles is of utmost importance.
TCT No. T-177013 in the name of the plaintiff was derived from R-
17994 T-89 in the name of Estelita Hipolito which title can trace its origin
from OCT 994. The boundaries of OCT 994 known as Lot No. 26 of the
Maysilo Estate are the same as that of the plaintiffs titles.
On the other hand, TCT Nos. T-158373 and T-158374, both in the
name of the defendants, are the latest in a series of titles which descend
from TCT No. 4211. A trace of the history of TCT No. 4211 reveals that it
was succeeded by TCT No. 5261 which was in turn succeeded by TCT No.
35486. TCT No. 35486 was allegedly subdivided into seven lots covered by
TCT Nos. 1368 to 1374. One or two of these subdivided lots were the
predecessors of the defendants titles.
There is pervasive evidence that TCT No. 4211 could not have
been a true derivative of OCT No. 994.
Fourthly, the tie points used in the mother lot were not adopted
by the alleged derivative titles particularly TCT Nos. 1368 to 1374, the
immediate predecessors of the defendants titles. The pivotal role of tie
points cannot be brushed aside as a change thereof could result to the
shifting of positions of the derivative lots in relation to the mother lot.
Consequently, overlapping could take place as in fact it did when the
defendants titles overlapped that of CLT at the northwestern portion of the
latters property.
xxx
The above Amended Decision was affirmed by the Court of Appeals in its
Decision dated May 23, 2001 in CA-G.R. CV No. 52549, thus:
WHEREFORE, finding no reversible error in the appealed Decision,
We AFFIRM the same. Without pronouncement as to costs.
SO ORDERED.[26]
In sum, the three instant petitions assail the validity of: (1) TCT No. R-15169 of
the Registry of Deeds of Caloocan City in the name of Jose B. Dimson,
covering Lot 25-A-2 of the Maysilo Estate;[28] and (2) TCT No. T-177013 of
the same Registry of Deeds in the name of CLT Development Corporation,
covering Lot 26, also of the Maysilo Estate.[29]
In the meantime, petitioners Manotok filed with this Court two separate
Manifestations stating that a (1) Report of the Fact-Finding Committee dated
August 28, 1997 composed of the Department of Justice (DOJ), Land
Registration Authority and the Office of the Solicitor General, and (2) Senate
Committee Report No. 1031 dated May 25, 1998 were issued by the DOJ and
the Senate. Both reports conclude that there is only one OCT No. 994issued,
transcribed and registered on May 3, 1917.
Respondent CLT Realty, on the other hand, maintains that the factual findings
of the commissioners are supported by evidence. The contending parties were
accorded due process because they submitted their respective evidence to the
commissioners in the course of the proceedings. The same evidence became the
basis of their Majority and Minority Reports. The two Reports were later heard
and passed upon by the trial court.
Respondent CLT Realty adds that the Decision of the trial court, upheld by the
Court of Appeals, complies with the requirement of Section 14, Article VIII of
the Constitution since it clearly and distinctly expresses the facts and the law
upon which it is based.
Petitioner Araneta Institute basically submits that the case of MWSS vs.
CA[31] cited in the Decision dated May 30, 1997 of the Court of Appeals is
inapplicable to the present case. In that case, it upheld TCT No. 15167 of
Dimson derived from OCT 994 issued and registered earlier, or on April 19,
1917. Whereas, the MWSS title was derived from OCT 994 issued and
registered later, or on May 3, 1917. The Appellate Court erred when it relied
on MWSS vs. CA.[32]
On the other hand, respondents heirs of Dimson counter that the validity
of Dimsons title, TCT No. 15167, has been upheld by this Court in MWSS case.
Like petitioner Araneta Institute in G.R. No. 134385 and petitioners Manotok
Corporations in G.R. No. 123346, petitioner Sto. Nio Association contends that
there are supervening facts and events that transpired after the trial court
rendered its Amended Decision that if considered will result in a different
conclusion. These are the two Reports of the DOJ and Senate Fact-Finding
Committees that there is only one OCT No. 994 issued on May 3, 1917. Thus,
with a new trial, and with the presentation of these Reports as evidence, it could
be shown that the titles of Jose Dimson and CLT Realty are void.
At the outset, it bears stressing that under Rule 45 of the 1997 Rules of
Civil Procedure, as amended, our jurisdiction over cases brought to us from the
Court of Appeals is limited to reviewing and correcting errors of law committed
by said court. The Supreme Court is not a trier of facts. Thus, it is not our
function to review factual issues and examine, evaluate or weigh the probative
value of the evidence presented by the parties.[33] We are not bound to analyze
and weigh all over again the evidence already considered in the proceedings
below.[34]
the field of geodetic engineering. The very reason why commissioners were
appointed by the trial court, upon agreement of the parties, was precisely to
make an evaluation and analysis of the titles in conflict with each other. Given
their background, expertise and experience, these commissioners are in a better
position to determine which of the titles is valid. Thus, the trial court may rely
on their findings and conclusions.
It bears stressing that the parties opted to submit the case for decision on the
bases, among others, of their respective objections/comments on the
commissioners reports.
Thus, petitioners Manotok Corporations, under the doctrine of estoppel,
cannot now be permitted to assail the Decision of the trial court which turned
out to be adverse to them and insist that it should have conducted further
reception of evidence before rendering its judgment on the case.
We note further that while petitioners assail the trial courts Decision as
being premature, however, they also assert that the said court should have
We noted in the beginning of this Decision that the issue in all these three
(3) cases involves the validity of the parties overlapping titles. The titles of the
respondents in these cases were derived from OCT No. 994 of the Registry of
Deeds of Caloocan City registered on April 19, 1917. The validity of such
mother title has already been upheld by this Court in G.R. No. 103558, MWSS
vs. Court of Appeals, et al. dated November 17, 1992[36] earlier cited in the assailed
We cannot delve anymore into the correctness of the Decision of this Court
in MWSS. The said Decision, confirming the validity of OCT No. 994 issued on
April 19, 1917 from which the titles of the respondents in the cases at bar were
derived, has long become final and executory. Nothing is more settled in law
than that once a judgment attains finality it becomes immutable and unalterable.
It may no longer be modified in any respect, even if the modification is meant
to correct what is perceived to be an erroneous conclusion of fact or law, and
regardless of whether the modification is attempted to be made by the court
rendering it or by the highest court of the land.[38]
occasional errors, the judgments or orders of courts must become final at some
definite time fixed by law; otherwise, there would be no end to litigations, thus
setting to naught the main role of courts of justice which is to assist in the
enforcement of the rule of law and the maintenance of peace and order by
settling justiciable controversies with finality.[39]
Just as the losing party has the right to file an appeal within the prescribed
period, the winning party likewise has the correlative right to enjoy the finality
of the resolution of his case. We held that "a final judgment vests in the
prevailing party a right recognized and protected by law under the due process
Finally, the respondent Congressmen assert that at least two (2) committee
reports by the House of Representatives found the PIATCO contracts valid
and contend that this Court, by taking cognizance of the cases at bar,
reviewed an action of a co-equal body. They insist that the Court must
respect the findings of the said committees of the House of
Representatives. With due respect, we cannot subscribe to their
submission. There is a fundamental difference between a case in court
and an investigation of a congressional committee. The purpose of a
judicial proceeding is to settle the dispute in controversy by
adjudicating the legal rights and obligations of the parties to the case.
On the other hand, a congressional investigation is conducted in aid
of legislation (Arnault vs. Nazareno, G.R. No. L-3820, July 18, 1950). Its
aim is to assist and recommend to the legislature a possible action that the
body may take with regard to a particular issue, specifically as to whether
or not to enact a new law or amend an existing one. Consequently, this
Court cannot treat the findings in a congressional committee report
as binding because the facts elicited in congressional hearings are
not subject to the rigors of the Rules of Court on admissibility of
evidence. The Court in assuming jurisdiction over the petitions at bar
simply performed its constitutional duty as the arbiter of legal disputes
properly brought before it, especially in this instance when public interest
requires nothing less. (Underscoring supplied)
SO ORDERED.
ANGELINA SANDOVAL-GUTIERREZ
Associate Justice
WE CONCUR:
ARTEMIO V. PANGANIBAN
Associate Justice
Chairman
CANCIO C. GARCIA
Associate Justice
ATTESTATION
I attest that the conclusions in the above Decision were reached in consultation before
the case was assigned to the writer of the opinion of the Court's Division.
ARTEMIO V. PANGANIBAN
Associate Justice
Chairman, Third Division
CERTIFICATION
[1]
These petitions were filed under Rule 45 of the 1997 Rules of Civil Procedure, as amended.
[2]
Penned by Justice Eugenio S. Labitoria and concurred in by Presiding Justice Nathanael P. de Pano, Jr. (retired)
and Justice Cancio C. Garcia (now a member of this Court).
[3]
Penned by Justice Eduardo G. Montenegro and concurred in by Justice Pedro A. Ramirez (both retired) and Justice
Maximiano C. Asuncion (deceased).
[4]
Penned by Justice Portia Alio-Hormachuelos and concurred in by Justice Fermin A. Martin, Jr. (retired) and Justice
Mercedes Gozo-Dadole.
[5]
Pursuant to Resolutions of this Court dated April 21, 1999 and March 6, 2002.
[6]
TCT Nos. 7528, 7762, 8012, 9866, C-17272, 21107, 21485, 26405, 26406, 26407, 33904, 34255, C-33267, 41956,
53268, 55897, T-121428, 163902 and 165119 in the name of Manotok Realty, Inc., and TCT No. T-23568 in
the name of Manotok Estate Corporation of the Registry of Deeds of Caloocan City (Annexes D, D-1 through
D-19 of the complaint.
[7]
Rollo of G.R. No. 123346, Vol. I at 245-246.
[8]
Id. at 138.
[9]
Id. at 137-138.
[10]
Id. at 265-275.
[11]
Id. at 254-265.
[12]
Decision dated September 28, 1995 of the Court of Appeals (Annex A of Petition in the Manotok Case) at 10;
Decision dated 10 May 1994 of the Regional Trial Court (Annex C of Petition in the Manotok Case) at 5.
[13]
Annex H of Petition in the Manotok Case; Decision dated May 10, 1994 of the Regional Trial Court (Annex C of
Petition in the Manotok Case), at 5.
[14]
Records of G.R. No. 123346 at 268-275.
[15]
Issued on March 4, 1948, Pasig, Rizal and derived from TCT No. 26538 in the name of Jose Ma. Rato with an area
of 592,606.90 sq.m; Annex 10, Records at 515.
[16]
Issued on May 20, 1949 and derived from TCT No. 26539 in the name of Jose Ma. Rato with an area of 581,872.00
sq.m Annex 10, Records at 515.
[17]
Penned by B.A. Adefuin-De La Cruz (retired).
[18]
Rollo, G.R. No. 134385, RTC Decision, Civil Case No. C-8050 at 140.
[19]
Rollo, G.R. No. 134385, CA Decision, CV No. 41883 at 122-124.
[20]
Rollo, G.R. No. 134385, Petition at 25-28.
[21]
Record I, G.R. No. 123346 at 14.
[22]
TCT Nos. T-158373 and T-158374, both registered in the name of SNKAI.
[23]
Annex A, Record, G.R. No. 123346 at 74-75.
[24]
Id. at 34-46.
[25]
Amended Decision dated February 12, 1996, Rollo of G.R. No. 148767 at 11-13.
[26]
Rollo, G.R. No. 148767 at 33-45.
[27]
Rollo, G.R. No. 148767, Petition at 17.
[28]
In G.R. No. 134385 filed by Araneta Institute of Agriculture, Inc.
[29]
In G.R. Nos. 123346 and 148767 filed by Manotok Realty, Inc. and Manotok Estate Corporation and Sto. Nio
Kapitbahayan Association, Inc., respectively.
[30]
Rollo of G.R. No. 123346 at 1578.
[31]
Supra.
[32]
Supra.
[33]
Asia Trust Development Bank vs. Concepts Trading Corporation, G.R. No. 130759, June 20, 2003, 404 SCRA
449.
[34]
Omandam vs. Court of Appeals, G.R. No. 128750, January 18, 2001, 349 SCRA 483.
[35]
Duremdes vs. Duremdes, G.R. No. 138256, November 12, 2003, 415 SCRA 684.
[36]
215 SCRA783 (1992).
[37]
261 SCRA 327 (1996).
[38]
Johnson & Johnson (Phils.), Inc. vs. Court of Appeals, G.R. No. 102692, September 23, 1996, 262 SCRA 298.
[39]
Garbo vs. Court of Appeals, G.R. No. 100474, September 10, 1993, 226 SCRA 250.
[40]
Insular Bank of Asia and America Employees Union (IBAAEU) vs. Inciong, No. L-52415, October 23, 1984, 132
SCRA 663.
[41]
G.R. Nos. 155001, 155547 and 155661, January 21, 2004, 420 SCRA 575.