REPUBLIC OF THE PHILIPPINES

DEPARTMENT OF AGRARIAN REFORM

Tunay na Pagbabago sa Repormang Agraryo

CASE BRIEF FOR

FIL-ESTATE GOLF AND DEVELOPMENT INC.

Location Brgy. Halang, Biñan, Laguna

Total Area 4.5074 hectares
Covered 4.5074 hectares*
Exempted none
Distributed 4.5000 hectares
Retained n/a
Converted
Date of Coverage 1990
Previous Owner Various CLOA holders
Current Owner SOUTHWOOD CITY ESTATE ASSOCIATION INC.
Title No. TCT CLO-193 (CLOA No. 00002234), CLO-
194 (CLOA No. 00002233) and CLO-200
(CLOA No. 00002235)
No. of ARBs
*The properties were formerly portions of Independent Realty Corporation (IRC)
landholdings with CLOAs awarded to ARBs.

NAME OF AWARDEES CLOA NUMBER

1.ALMEDA, MERCEDES R CLO-193
2.BELEN, FRANCISCO C CLO-193
3.BIRAS, RUBEN M CLO-193
4.CARATIHAN, RUFINO M CLO-193
5. LIMOSINERO, ALMARIO P CLO-193
6.PABALAN, ROGELIO B CLO-193
7.CASTRO, RICARDO Z CLO-193
8.JIMENEZ, ORLANDO E CLO-193
9.MARCILLA, DOMINGO M CLO-193
10.ALMENANGA, ISIDRO SR M CLO-193
11.BELEN, VIRGILIO B CLO-193
12.CABASEO, PONCIANO M CLO-193
13.CASTRO, FERNANDO M CLO-193
14.CONCEPCION, VICTOR CLO-193
15.ESPENELI, AGUINALDO A CLO-193
16.ESPENELI, ANTONINA C CLO-193
17.ESPENELI, ROSARIO A CLO-193
18.LOPEZ, PRIMO CLO-193
19.BELEN, ANACLETO A CLO-193
20.CAMACHO, GLICERIA M CLO-193
21.CARATIHAN, SEBASTIAN CLO-193
22.CONCEPCION, MARTA C CLO-193
23.CUARESMA, NORBERTO CLO-193
24.ESPELA, ELPIDIO H CLO-193
25.GERODIAS, BARTOLOME A CLO-193
26.LOPEZ, BERNARDO A CLO-193
27.SISTEREALES, TOMAS A CLO-193
TOTAL AREA 0.4508
1.ALMEDA, CONSTANCIA C CLO-194
2.ALMENANZA, GERONIMO S CLO-194

DAR PROVINCIAL OFFICE TELEFAX: (049) 501-0275

Brgy. Pagsawitan, Santa Cruz, Lagun WEBSITE: www.dar.gov.ph
3.AUSTRIA, DEOGRACIAS M CLO-194
4.AUSTRIA, LAMBERTO P CLO-194
5.BAYRAN, ELADIO CLO-194
6.BAYRAN, IGNACIO L CLO-194
7.BAYRAN, MELCHOR L CLO-194
8.BAYRAN, REYNALDO R CLO-194
9.BELEN, DANIEL A CLO-194
10.CARATIHAN, EDGARDO M CLO-194
11.CARATIHAN, UBALDO M CLO-194
12.CATALON, JAIME CLO-194
13.CATALON, ROBERTO B CLO-194
14.ESPINELI, SENTURION S CLO-194
15.ESTOLO, FELIPE M CLO-194
16.GARDONES, LEONCIO B CLO-194
17.GARDONES, TORIBIO B CLO-194
18.GUILLERMO, RODOLFO L CLO-194
19.KASILAG, ANTONIO R CLO-194
20.LEYVA, PASCUALA B CLO-194
21.LOPEZ, LUCIANO P CLO-194
22.LUDRIN, BUENO K CLO-194
23.LURPIDO, FELIX L CLO-194
24.LURPIDO, GENARO L CLO-194
25.LURPIDO, MARTINIANO C CLO-194
26.MARCILLA, ALBINO C CLO-194
27.MARCILLA, VENANCIO G CLO-194
28.MENDOZA, MATEO M CLO-194
29.ONOFRE, NESTOR M CLO-194
30.PABALAN, ELPIDIO A CLO-194
31.PABALAN, NATALIA A CLO-194
32.PIZARRA, APOLINARIO T CLO-194
33.RECTO, AMANDO H CLO-194
34.REPANGCOL, SOLESA M CLO-194
35.REPANGGOL, SOLISA M CLO-194
36.ALGARA, RODRIGO B CLO-194
37.ALMADIN, MILAGROS R CLO-194
38.ALMENANZA, RUSTICO B CLO-194
39.AMACAN, RUPERTO M CLO-194
40.AMON, LUISITO L CLO-194
41.BAYRAN, FELISA S CLO-194
42.BAYRAN, RODRIGO G CLO-194
43.CARALIMAN, CIRIACO B CLO-194
44.CATALON, GEMINIANO P CLO-194
45.DECAS, NICOLASA S CLO-194
46.DISCARTE, DALMACIO M CLO-194
47.DISTA, RIZZA L CLO-194
48.ELADIO, B CLO-194
49.FERNANDEZ, RODRIGO G CLO-194
50.GARDONES, HILARIO P CLO-194
51.GARDONES, RAMON B CLO-194
52.GARDONES, VIRGILIO B CLO-194
53.HIDALGO, FRANCISCO M CLO-194
54.LEYVA, DOMINGO B CLO-194

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55.LURPIDO, MAURO B CLO-194
56.LURPIDO, MELENCIO K CLO-194
57.LURPIDO, SERVIN N CLO-194
58.MARCILLA, LUIS M CLO-194
59.MIRANDA, RUSTICO L CLO-194
60.OAMIL, RODOLFO DL CLO-194
61.ONSFIL, NESTOR M CLO-194
62.PABALAN, ANTONIO A CLO-194
63.PABALAN, PABLO L CLO-194
64.RECTO, LUNINGNING H CLO-194
65.REYES, EMITERIO A CLO-194
66.RIGOR, LUCILA A CLO-194
67.RIZALDO, ELIZABETH L CLO-194
68.VILLANUEVA, CIRILO B CLO-194
69.AMORANTO, DANILO B CLO-194
70.BAYRAN, OLIMPIO L CLO-194
71.BUENAFLOR, LEONILA B CLO-194
72.BUENAFLOR, NUMERIANO L CLO-194
73.CARATIHAN, MANUEL B CLO-194
74.CASTILLO, LEONIDA V CLO-194
75.CONCEPCION, ANDRES L CLO-194
76.CONCEPCION, CELESTINO L CLO-194
77.CONCEPCION, FAUSTO L CLO-194
78.CONCEPCION, VICTOR CLO-194
79.JUANATAS, RODOLFO B CLO-194
80.LACAMPUENGA, GREGORIA E CLO-194
81.LIMOSINERO, BAYANI C CLO-194
82.LIMOSINERO, PONCIANO M CLO-194
83.LURPIDO, DEMOCRITO K CLO-194
84.LURPIDO, FRANCISCO R CLO-194
85.MARCILLA, PONCIANO C CLO-194
86.MENDOZA, BAYANI R CLO-194
87.MENDOZA, HERMINIA B CLO-194
88.PABALAN, NATALIA L CLO-194
89.PARAAN, ANTONIO M CLO-194
90.PARAO, RAFAEL C CLO-194
91.PEREZ, MANUEL A CLO-194
92.ABENA, DONATO L CLO-194
93.AGULTO, PEDRO B CLO-194
94.ALGARA, SALOME L CLO-194
95.ALMENANZA, FELIXBERTO S CLO-194
96.BELEN, HERMENIA A CLO-194
97.CARATIHAN, FELOMINA M CLO-194
98.CASTRO, CARLITO C CLO-194
99.CONCEPCION, APOLINAR L CLO-194
100.ESTANISLAO, HERMINIGILDO C CLO-194
101.LIMOSINERO, EUSEBIO M CLO-194
102.LOPEZ, ALBINO K CLO-194
103.LOPEZ, MAURA K CLO-194
104.MENDOZA, CANDIDO M CLO-194
105.MIRANDA, ERNESTO L CLO-194
106.OAMIL, RODOLFO D CLO-194

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107.PABALAN, DELFINO A CLO-194
108.PASAAN, ANTONIO M CLO-194
109.PINGKIAN, ERNESTO P CLO-194
110.PINGKIAN, NESTOR P CLO-194
111.REYES, EMETERIO A CLO-194
112.TORRES, MARIO S CLO-194
TOTAL AREA 2.0884

1.ACIBAR, RAMON B CLO-200

2.ALMEIDA, LAUREANO O CLO-200

3.ALVAREZ, LITO A CLO-200

4.AMBAS, LOURDES N CLO-200

5.AMORANTO, MENAY S CLO-200

6.BAYRAN, FELICIANO V CLO-200

7.BECAS, TOLENTINO M CLO-200

8.BELEN, AMANDO A CLO-200

9.BELEN, MELENCIO B CLO-200

10.CASTRO, ANTONIO A CLO-200

11.CONCEPCION, EMILIA L CLO-200

12.DELOS ANGELES, LYDIA A CLO-200

13.DIMALANTA, FELINO JR E CLO-200

14.ERISPE, CELESTINO V CLO-200

15.HIBA, JOSEFINA B CLO-200

16.LERPIDO, DONATO L CLO-200

17.LIMOSINERO, PILILIA L CLO-200

18.LUDRIN, DIONISIO C CLO-200

19.MARCILLA, ALMARIO G CLO-200

20.PABALAN, AGAPITO B CLO-200

21.PABALAN, FLORENTINO JR G CLO-200

22.PABALAN, VENANCIO G CLO-200

23.PALMA, RUFINA P CLO-200

24.REBANAL, ROGELIO II R CLO-200

25.VALDEZ, EMILIO T CLO-200

26.VALDEZ, JAVIER M CLO-200

27.ABALOS, LEONILA C CLO-200

28.CARDINAL, CRISENCIO C CLO-200

29.CASILAG, ADORIANO C CLO-200

30.CONCEPCION, FELIX L CLO-200

31.CONCEPCION, TEODORICO L CLO-200

32.KASILAG, EULALIO C CLO-200

33.KASILAG, LORETO A CLO-200

34.LAUDATO, RODITO G CLO-200

35.LERPIDO, EMELITA N CLO-200

36.LERPIDO, NELIA N CLO-200

37.LERPIDO, SEBASTIAN R CLO-200

38.LIMOSINERO, ELINO B CLO-200

39.LIMOSINERO, ENRICO B CLO-200

40.LOPEZ, SORIANO L CLO-200

41.LUDRIN, GUILLERMA K CLO-200

42.LUDRIN, VIRGILIO C CLO-200

43.LUSTADO, ROMAN D CLO-200

44.MARCILLA, VIVENCIO G CLO-200

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45.MENDOZA, PRUTO B CLO-200

46.PABALAN, REYNALDO A CLO-200

47.PALMA, ANTONIO P CLO-200

48.PINGOL, RUBEN B CLO-200

49.REODIQUE, PRISCILLA R CLO-200

50.SALANDANAN, HEDIO S CLO-200

51.VALDEZ, ANGELITO M CLO-200

52.VILLANUEVA, MIGUEL B CLO-200

53.VILLANUEVA, TERESITA L CLO-200

54.ALMADIN, GERONIMO C CLO-200

55.ALMENANGA, ISIDRO JR D CLO-200

56.CAPARAS, ESTRELITA C CLO-200

57.CASTRO, DANILO C CLO-200

58.CASTRO, GREGORIO C CLO-200

59.CRUZ, CRISTINA M CLO-200

60.DE LEON, TEODORA L CLO-200

61.DEL PILAR, FELICIANO N CLO-200

62.DELA CRUZ, CARLITO C CLO-200

63.KASILAG, OLIPIANO R CLO-200

64.LERPIDO, IGNACIO L CLO-200

65.LERPIDO, SANTIAGO B CLO-200

66.LERPIDO, VICTORINO L CLO-200

67.LIMOSINERO, JAVIER B CLO-200

68.LUDRIN, AURELIO A CLO-200

69.MARCILLA, GUADALUPE S CLO-200

70.MENDOZA, GIL M CLO-200

71.PABALAN, BONIFACIO A CLO-200

72.PABALAN, LAURENTINO B CLO-200

73.PABALAN, MANUEL A CLO-200

74.ALFONSO, CAROLINA L CLO-200

75.AMBAS, BALDOMERO N CLO-200

76.BAYRAN, SERVANDO R CLO-200

77.BORRES, MARCELINO K CLO-200

78.CALIMPON, MONILON M CLO-200

79.CANDARE, CANDIDO L CLO-200

80.CASTILLO, JOSEFINA O CLO-200

81.CASTRO, ALFREDO Z CLO-200

82.CASTRO, MARIANO L CLO-200

83.CONCEPCION, ANTONIO L CLO-200

84.GAYOD, VICTOR N CLO-200

85.KASAYSAYAN, ZENAIDA B CLO-200

86.LERPIDO, FLORENTINO L CLO-200

87.LERPIDO, SORIANO B CLO-200

88.LIMOSINERO, ELPIDIO A CLO-200

89.LOPEZ, BUENAVENTURA S CLO-200

90.MARTINEZ, SERAPIO A CLO-200

91.MUYCO, ELADIO E CLO-200

92.NIEVE, ANTONIO C CLO-200

93.PABALAN, BIBIANO B CLO-200

94.PALMA, HENRY P CLO-200

95.PASCUA, ARCADIA M CLO-200

96.RAMOS, EFREN V CLO-200

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97.REYES, RENATO L CLO-200

98.REYES, WILFREDO L CLO-200

TOTAL 1.9682

PARTIES

A. DAMMMBA (DAMAYAN NG MGA MANGGAGAWA, MAGSASAKA

AT MANGINGISDA SA BANSA)

The interest of the group of ARBs represented by Gregorio E. Castro/

headed by Atty. Nenita C. Mahinay is for the Revocation of the
Conversion Orders involving the landholdings covered by CLO-193, CLO-
194 and CLO-200

STATUS OF THE CASE

DARCO Order No. Ms-1901-1219, Series of 2018, and DARCO Order No.
LUCC-0222-0633 Series of 2022 were elevated at the Office of the
President with Case No. OP Case No. 22-C-029.

MAJOR LEGAL ISSUES TO BE RESOLVED:

• REVOCATION OF CONVERSION ORDER (CASE NO.

CONVERSION 04-2010-0209001-015) FOR FIL-ESTATE’S
FAILURE TO COMPLY WITH THE CONDITIONS OF LAND
SWAPPING;

• RD EVANGELISTA REVOKED THE CONVERSION ORDER ON

THE GROUND THAT NO DEVELOPMENT WAS MADE AFTER THE
LAPSE OF 5 YEARS;

• FIL-ESTATE APPEALED THE REVOCATION OF THE

CONVERSION ORDER;

• DISQUALIFICATION OF FBs WITHOUT ALLEGED DUE

PROCESS OF LAW AND NOW SUBJECT OF APPEAL BY THE
ARBs.

FACTS

August 1990 – FEGDI/Respondent-Appellant negotiated with the CLOA

holders/Petitioners-Appellees for the acquisition of the subject
landholdings that they intend to develop into a subdivision.

FEGDI proposed to the CLOA holders, through their Attorney-in-fact Mr.

Rodolfo Lerpido, the swapping of the subject landholdings with the 4.5462
hectare-irrigated property located at Brgy. Calabuso, Biñan, Laguna, and
additional financial support.

16 October 1990 – MARO Job A. Candanido recommended the approval

of the proposed land-swapping arrangement since he found that the
subject landholdings were not suitable for agriculture.

Page 6 of 10
21 January 1991 – 3 Conversion Orders were granted by the Regional
Director for CLO-193, 194 and 200, with a condition that the developer
will deliver the alternate property intended for swapping by the Fil-Estate.

25 June 1992 – A certain Mr. Rodolfo Lerpido signed a Deed of Absolute

Sale on behalf of the ARBs. Hence, each was paid the amount of P
57,000.00, with P 20,000.00 as initial payment, while the remaining P
37,000.00 answered for the purchase of the subject landholdings in lieu of
the land-swapping arrangement.

No property for swapping was delivered allegedly. Twelve of the FBs filed
a criminal case of fraud and violation of R.A.6657 against the LO.

17 September 1992 – Mr. Lerpido executed an Affidavit which states

the following:

i. Confirming his authority to sign the Deed of Absolute

Sale on behalf of the Appellees;

ii. The D/S was freely and voluntarily executed;

iii. That he was duly authorized to sign the D/S;

iv. That the Appellees received their payments in his

presence and with the active assistance of their counsel
Atty. Antonio Villano;

v. That the Appellees executed quitclaims upon their

receipt of their individual payments.

Twelve (12) of the beneficiaries filed criminal complaints with the National
Bureau of Investigation (NBI) claiming that Mr. Lerpido’s SPAs were
manufactured.

14 October 1993 – The 12 beneficiaries executed an Affidavit of

Desistance and acknowledged that their signatures in the SPAs of Mr.
Lerpido were genuine.

The 12 beneficiaries executed a Deed of Conditional Sale in favor of

FEGDI. Allegedly, the developer paid the 12 beneficiaries an additional
amount of P 150,000.00 except for Luis Marcilla who received P
300,000.00 since he owned 2 shares in the subject landholdings.

23 January 2008 – Seventeen years after the issuance of the 1991

Conversion Order, FEGDI received a copy of the Petition to Revoke
Conversion Order from the ARBs.

24 March 2008 – FEGDI filed a Manifestation with Motion to Dismiss

since a revocation of a Conversion Order must be filed within 90 days
from the discovery of the grounds for revocation based on Sections 46
and 47 of the 2002 Comprehensive Rules on Land Use Conversion.

29 June 2009- In a letter from 61 of the original

Petitioners-Appellees/ARBs, they alleged that it was not fair the 12
Page 7 of 10
beneficiaries who filed criminal complaint with NBI had received greater
compensation.

24 July 2009 - Legal Officer Juan Roy Tan submitted an Inspection and
Status Report on the properties with CLOA Nos. 193, 194 and 200
relative to the Petition for the Revocation of Conversion Order filed by
Atty. Nenita Mahinay.

He stated that the result of their inspection agreed with the status report
submitted by then MARO, such as no development was made in the
subject area except for a NPC tower, and that the entire area is covered
by tall grasses, which revealed fertility of the land therefore still suitable
for agricultural production, and appeared to be that one of the parties
failed to comply with the conditions set forth in the order of conversion.
Their recommendation was to revoke the order of conversion.

15 September 2010 - RD Antonio Evangelista issued Resolution

GRANTING the Petition for Revocation of Conversion Orders involving
landholdings covered by CLO-193, CLO-194 and CLO-200 filed by ARBs
represented by Gregorio Castro through Atty. Mahinay but the Fil-Estate
filed MR at DARRO-IVA.

Both parties already submitted their comments and/or position papers

which are under review at DARRO Legal.

27 October 2010 – FEGDI filed a Motion for Reconsideration of the 15

Sept. 2010 Resolution issued by RD Evangelista.

6 September 2011 – FEGDI filed a Motion for Early Resolution of their

MR.

11 January 2012 – RD gave the FEGDI the opportunity to cite proof that
the ARBs had opted out of the land-swapping arrangement and that they
had been already duly compensated.

8 March 2012 – FEGDI filed a various documents evidencing that the

ARBs had foregone the land-swapping and that they opted for cash
payment.

27 July 2012 – RD issued a Resolution disqualifying the Appellees/CLOA

holders from becoming beneficiaries pursuant to Section 5 of DAR AO No.
7 Series of 2003 as amended by AO No. 2 Series of 2006.

The Conversion Orders were revoked due to alleged failure of FEGDI to

develop the property.

16 August 2012 – FEGDI/Appellants filed their Appeal-Memorandum

stating among others that:

i. There is no development in the subject landholding is

false and erroneous, and that FEGDI/Appellants had
introduced substantial evidence;

Page 8 of 10
 ii. The subject landholding is situated in a rapidly
developing area, and is not suitable for agriculture.

10 January 2019 – DAR Secretary John Castriciones issued an Order

part of which states the following:

i. The failure of FEGDI to completely develop the subject

lands, and to file the corresponding request for
extension of time to complete the land development
there for, satisfactorily convinced the Office to
cancel/revoke the said Conversion Order.

ii. The Office emphasizes that it can validly cancel and/or

revoke a duly issued Conversion Order upon proper
investigation and after due notice and hearings;

17 January 2020 – An Order was issued by DAR-LUCC denying the

Appellees’ MR on the Decision of the Office promulgated on 10 Jan. 2019.

13 February 2020 – FEGDI received Appellees’ Notice of Partial Appeal

dated 7 Feb. 2020 for the 17 Jan. 2020 Order of DAR-LUCC.

24 March 2014 - RD Pearl Armada issued an Order that an instant

Motion for Partial Reconsideration filed by Gregorio E. Castro through
Atty. Nenita C. Mahinay was DENIED for lack of merit and affirming the
Order dated July 27, 2012 issued by DARRO.

21 June 2017 – DARRO staff Mr. Rommel Bote and RQRO Mario Lopez
with PARPO II Elizabeth Z. Villapando & PQRO Analy F. Cutay conducted
an OSII at the properties allegedly developed by FEGDI.

It was agreed during the OSII that:

1. A joint survey will be conducted with the presence of surveyors

from DAR and Southwood City Estate Association Inc. (the developer of
the area);

2. Mr. Mario Lopez will coordinate with the LUCD to invite a

representative from the said division.

10 January 2019 – DARCO Order No. MS-1901-1219 Series of 2018

issued by DAR Secretary Atty. John R. Castriciones DENIED the Joint
Appeal filed by FEGDI and 47 ARBs.

17 January 2020 – NOTICE OF ORDER was issued by Atty. Marjorie P.

Ayson, Head, Land Use Cases Secretariat/Bureau Director re:
PETITION FOR REVOCATION OF CONVERSION ORDERS INVOLVING THE
LANDHOLDINGS COVERED BY TCT CLO-193 (CLOA No. 00002234), CLO-
195 (CLOA No. 00002233) and CLO-200 (CLOA No. 00002235), FILED BY
ARBS rep. by GREGORIO E. CASTRO, through ATTY NENITA C. MAHINAY,
Petitioners-Appelants, versus FIL-ESTATE GOLF & DEVELOPMENT, INC.,
(FEGDI), ROBERT JOHN SOBREPEÑA, and FERDINAND T. SANTOS,
Respondent-Appellee.

Page 9 of 10
DARCO ORDER No. LUCC 0120-0268, Series of 2020 was issued by the
LUCC headed by Atty. Jim G. Coleto, with excerpt from its dispositive
portion stating as follows:

Xxx However, after a careful evaluation of the allegations and

arguments raised in the Motion for Reconsideration, this Office
hereby resolves to DENY the said motion sine the matters
raised therein had already been subjected to exhaustive
discussion in the Decision sought to be reconsidered and there
are no new matters which would warrant its modification, much
more, reversal thereof.

WHEREFORE, the Motion for Reconsideration is DENIED for lack

of merit.”

8 March 2021 – FEGDI/Appellants received from LUCD-BALA copies of

the Orders dated 10 January 2019 and 17 January 2020.

10 March 2023 – Counsel for Respondent-Appellants FEGDI submitted at

the Office of the President (OP) a Motion to Admit Comment/Opposition
with Comment/Opposition (To Petitioner-Appellees’ Very Urgent
Manifestations and Reiterating Omnibus Motion for Cease and Desist
Order (CDO) and for Consolidation dated 6 February 2023) for OP Case
No. 22-C-029 (DARCO order No. Ms-1901-1219, Series of 2018, and
DARCO Order No. LUCC-0222-0633 Series of 2022.

Prepared by:

ANALY F. CUTAY
ARPO 1/PQRO

Noted by:

ANTONIO B. SANCHEZ
Provincial Agrarian Reform Program Officer II

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