Hemedes v. CA Hemedes v. CA G.R. No. 107132, October 8, 1999 G.R. No. 107132, October 8, 1999 Gonzaga-Reyes, J. Gonzaga-Reyes, J. FACTS: FACTS:
A parcel of land was originall owned b t!e late "ose #e$edes, fat!er A parcel of land was originall owned b t!e late "ose #e$edes, fat!er of
of %a%a&i&i$a $a #e#e$e$ededes s anand d 'n'nriri()()e e #e#e$e$ededes. s. "o"ose se #e#e$e$ededes s ee&&ecec)t)ted ed aa do
doc)c)$e$ent nt enentititltled ed **+o+onanatition on nnteter r --iios os wiwit! t! RResesolol)t)toror /o/ondndititioionsns w!ereb !e coneed owners!ip oer t!e s)bect land, toget!er wit! all its w!ereb !e coneed owners!ip oer t!e s)bect land, toget!er wit! all its i$
i$prprooe$e$enentsts, , in in fafaor or of of !i!is s t!t!irird d wiwifefe, , ")")ststa a aa)ap)apinin, , s)bs)beect ct to to t!t!ee following resol)tor conditions
following resol)tor conditions
4a5 6pon t!e deat! or re$arriage of t!e +ON'', t!e title to t!e 4a5 6pon t!e deat! or re$arriage of t!e +ON'', t!e title to t!e pr
propeopert donatert donated d s!as!all ll rereerert t to to an an of of t!e t!e c!ic!ildrldren, en, or or t!et!eirir !eirs, of t!e +ONOR e&pressl designated b t!e +ON'' in a !eirs, of t!e +ONOR e&pressl designated b t!e +ON'' in a p)blic doc)$ent coneing t!e propert to t!e latter or
p)blic doc)$ent coneing t!e propert to t!e latter or
4b5 n absence of s)c! an e&press designation $ade b t!e 4b5 n absence of s)c! an e&press designation $ade b t!e +ON
+ON'' '' befbeforore e !er deat! !er deat! or or rere$ar$arririage age concontaitained ned in in a a p)bp)bliclic ins
instrtr)$e)$ent nt as as aboaboe e prproioidedded, , t!e t!e tittitle le to to t!e t!e prpropeopertrt s!as!allll a)to$aticall ree
a)to$aticall reert to t!e legal rt to t!e legal !eirs of t!e +ONOR in !eirs of t!e +ONOR in co$$on.co$$on. )
)rsrs)an)ant t to to t!t!e e rrst st cocondndititioion n ababooe e $e$entntioionened, d, ")")ststa a aa)s)sapapinin e
e&&ecec)t)ted ed a a **+e+eed ed of of /o/onneeanance ce of of 6n6nrregegisisteterred ed RReaeal l rropoperert t bb Reersion coneing to %a&i$a #e$edes t!e s)bect propert. An O/: was Reersion coneing to %a&i$a #e$edes t!e s)bect propert. An O/: was iss)ed in t!e na$e of %a&i$a #e$edes b t!e Registr of +eeds of ;ag)na, iss)ed in t!e na$e of %a&i$a #e$edes b t!e Registr of +eeds of ;ag)na, wit! t!e annotation t!at *")sta a)sapin s!all !ae t!e )s)fr)ct)ar rig!ts wit! t!e annotation t!at *")sta a)sapin s!all !ae t!e )s)fr)ct)ar rig!ts oer t!e parcel of land !erein described d)ring !er lifeti$e or widow!ood. oer t!e parcel of land !erein described d)ring !er lifeti$e or widow!ood.
%a&i$a #e$edes and !er !)sband Ra)l Rodrig)e< constit)ted a real %a&i$a #e$edes and !er !)sband Ra)l Rodrig)e< constit)ted a real estate $ortgage oer t!e s)bect propert in its faor to sere as sec)rit for estate $ortgage oer t!e s)bect propert in its faor to sere as sec)rit for a loan w!ic! t!e obtained in t!e a$o)nt of =,000.00 fro$ > ? ns)rance. a loan w!ic! t!e obtained in t!e a$o)nt of =,000.00 fro$ > ? ns)rance. :!e
:!e latter latter e&tra)dicie&tra)diciall all foreclosed foreclosed t!e t!e $ortgage $ortgage since since %a&i$a %a&i$a #e$edes#e$edes failed to pa t!e loan
failed to pa t!e loan een after it beca$e d)e. :!e land was sold een after it beca$e d)e. :!e land was sold at a p)blicat a p)blic a)ction wit! R > ? ns)rance as t!e !ig!est bidder and a certicate of sale a)ction wit! R > ? ns)rance as t!e !ig!est bidder and a certicate of sale
was iss)ed b t!e s!eri@ in its faor. :!e annotation of )s)fr)ct in faor of ")sta a)sapin was $aintained in t!e new title.
+espite t!e earlier coneance of t!e s)bect land in faor of %a&i$a #e$edes, ")sta a)sapin e&ec)ted a *as)nd)an w!ereb s!e transferred t!e sa$e land to !er stepson 'nri()e #e$edes, p)rs)ant to t!e resol)tor condition in t!e deed of donation e&ec)ted in !er faor b !er late !)sband "ose #e$edes. 'nri()e #e$edes later sold t!e propert to +o$ini)$ Realt and /onstr)ction /orporation 4+o$ini)$5. ")sta a)sapin e&ec)ted an adait ar$ing t!e coneance of t!e s)bect propert in faor of 'nri()e #e$edes as e$bodied in t!e *as)nd)an, and at t!e sa$e ti$e dening t!e coneance $ade to %a&i$a #e$edes.
+o$ini)$ leased t!e propert to its sister corporation Asia ?rewer, nc. 4Asia ?rewer5 w!o, een before t!e signing of t!e contract of lease, constr)cted two ware!o)ses $ade of steel and asbestos costing abo)t 10,000,000.00 eac!. 6pon learning of Asia ?rewerBs constr)ctions )pon t!e s)bect propert, R > ? ns)rance sent it a letter infor$ing t!e for$er of its owners!ip of t!e propert and of its rig!t to appropriate t!e constr)ctions since Asia ?rewer is a b)ilder in bad fait!. A conference was !eld between R > ? ns)rance and Asia ?rewer b)t t!e failed to arrie at an a$icable settle$ent.
%a&i$a #e$edes also wrote a letter addressed to Asia ?rewer w!erein s!e asserted t!at s!e is t!e rig!tf)l owner of t!e s)bect propert and t!at, as s)c!, s!e !as t!e rig!t to appropriate Asia ?rewerBs constr)ctions, to de$and its de$olition, or to co$pel Asia ?rewer to p)rc!ase t!e land. n anot!er letter of t!e sa$e date addressed to R > ? ns)rance, %a&i$a #e$edes denied t!e e&ec)tion of an real estate $ortgage in faor of t!e latter.
ISSUE:
w!et!er or not R > ? ns)rance s!o)ld be considered an innocent p)rc!aser of t!e land in ()estion
HELD:
Ces. :!e annotation of )s)fr)ct)ar rig!ts in faor of ")sta a)sapin )pon %a&i$a #e$edesB O/: dose not i$pose )pon R > ? ns)rance t!e obligation to inestigate t!e alidit of its $ortgagorBs title. 6s)fr)ct gies a rig!t to eno t!e propert of anot!er wit! t!e obligation of presering its for$ and s)bstance. :!e )s)fr)ct)ar is entitled to all t!e nat)ral, ind)strial and ciil fr)its of t!e propert and $a personall eno t!e t!ing in )s)fr)ct, lease it to anot!er, or alienate !is rig!t of )s)fr)ct, een b a grat)ito)s title, b)t all t!e contracts !e $a enter into as s)c! )s)fr)ct)ar s!all ter$inate )pon t!e e&piration of t!e )s)fr)ct. /learl, onl t!e jus utendi and jus fruendi oer t!e propert is transferred to t!e )s)fr)ct)ar. :!e owner of t!e propert $aintains t!e jus disponendi or t!e power to alienate, enc)$ber, transfor$, and een destro t!e sa$e. :!is rig!t is e$bodied in t!e /iil /ode, w!ic! proides t!at t!e owner of propert t!e )s)fr)ct of w!ic! is !eld b anot!er, $a alienate it, alt!o)g! !e cannot alter t!e propertBs for$ or s)bstance, or do ant!ing w!ic! $a be pre)dicial to t!e )s)fr)ct)ar. :!ere is no do)bt t!at t!e owner $a alidl $ortgage t!e propert in faor of a t!ird person and t!e law proides t!at, in s)c! a case, t!e )s)fr)ct)ar s!all not be obliged to pa t!e debt of t!e $ortgagor, and s!o)ld t!e i$$oable be attac!ed or sold )diciall for t!e pa$ent of t!e debt, t!e owner s!all be liable to t!e )s)fr)ct)ar for w!ateer t!e latter $a lose b reason t!ereof. ?ased on t!e foregoing, t!e annotation of )s)fr)ct)ar rig!ts in faor of ")sta a)sapin is not s)cient ca)se to re()ire R > ? ns)rance to inestigate %a&i$a #e$edesB title, contrar to p)blic respondentBs r)ling, for t!e reason t!at %a&i$a #e$edesB owners!ip oer t!e propert re$ained )ni$paired despite s)c! enc)$brance. R > ? ns)rance !ad a rig!t to rel on t!e certicate of title and was not in bad fait! in accepting t!e propert as a sec)rit for t!e loan it e&tended to %a&i$a #e$edes.
HEMEDES vs CA
316 SCRA 347
FACTS: Jose Hemedes executed a document entitled “Donation Inter Vivos With Resolutory Conditions” conveying ownershi a arcel o! land" together with all its imrovements" in !avor o! his third wi!e" Justa #auain" su$%ect to the resolutory condition tha t uon the latter&s death or remarriage" the title to the roerty donated shall revert to any o! the children" or heirs" o! the D'('R exressly designated $y the D'())*
+ursuant to said condition" Justa #ausain executed a “Deed o! Conveyance o! ,nregistered Real +roerty $y Reversion” conveying to -axima Hemedes the su$%ect roerty*
-axima Hemedes and her hus$and Raul Rodrigue. constituted a real estate mortgage over the su$%ect roerty in !avor o! R / 0 Insurance to serve as security !or a loan which they o$tained* R / 0 Insurance extra%udicially !oreclosed the mortgage since -axima Hemedes !ailed to ay the loan even* 1he land was sold at a u$lic auction with R / 0 Insurance as the highest $idder* 2 new title was su$se3uently issued in !avor the R/0* 1he annotation o! usu!ruct in !avor o! Justa #ausain was maintained in the new title*
Desite the earlier conveyance o! the su$%ect land in !avor o! -axima Hemedes" Justa #ausain executed a “#asunduan” where$y she trans!erred the same land to her steson )nri3ue D*
Hemedes" ursuant to the resolutory condition in the deed o! donation executed in her !avor $y her late hus$and Jose Hemedes* )nri3ue D* Hemedes o$tained two declarations o! real roerty" when the assessed value o! the roerty was raised* 2lso" he has $een aying the realty taxes on the roerty !rom the time Justa #ausain conveyed the roerty to him* In the cadastral survey" the roerty was assigned in the name o! )nri3ue Hemedes* )nri3ue Hemedes is also the named owner o! the roerty in the records o! the -inistry o! 2grarian Re!orm o!!ice at Calam$a"
4aguna*
)nri3ues D* Hemedes sold the roerty to Dominium Realty and Construction Cororation 5Dominium6*
Dominium leased the roerty to its sister cororation 2sia 0rewery" Inc* 52sia 0rewery6 who made constructions therein* ,on learning o! 2sia 0rewery&s constructions" R / 0 Insurance sent it a letter in!orming the !ormer o! its ownershi o! the roerty* 2 con!erence was held $etween R / 0 Insurance and 2sia 0rewery $ut they !ailed to arrive at an amica$le settlement*
-axima Hemedes also wrote a letter addressed to 2sia 0rewery asserting that she is the right!ul owner o! the su$%ect roerty and denying the execution o! any real estate mortgage in !avor o! R/0*
Dominium and )nri3ue D* Hemedes !iled a comlaint with the C7I !or the annulment o! 1C1 issued in !avor o! R / 0 Insurance and8or the reconveyance to Dominium o! the su$%ect roerty alleging that Dominion was the a$solute owner o! the land*
1he trial court ruled in !avor o! Dominium and )nri3ue Hemedes* ISSUE: W8( the donation in !avor o! )nri3ue Hemedes wa s valid9
HELD: ('* )nri3ue D* Hemedes and his trans!eree" Dominium" did not ac3uire any rights over the su$%ect roerty* Justa #ausain sought to trans!er to her steson exactly what she had earlier trans!erred to -axima Hemedes the ownershi o! the su$%ect roerty ursuant to the !irst condition stiulated in the deed o! donation executed $y her hus$and* 1hus" the donation in !avor o! )nri3ue D* Hemedes is null and void !or the urorted o$%ect thereo! did not exist at the time o! the trans!er" having already $een trans!erred to his sister* ;imilarly" the sale o! the su$%ect roerty $y )nri3ue D* Hemedes to Dominium is also a nullity !or the latter cannot ac3uire more
rights than its redecessor<in<interest and is de!initely not an innocent urchaser !or value since )nri3ue D* Hemedes did not resent an y certi!icate o! title uon which it relied*
1he declarations o! real roerty $y )nri3ue D* Hemedes" his ayment o! realty taxes" and his $eing designated as owner o! the su$%ect roerty in the cadastral survey o! Ca$uyao" 4aguna
and in the records o! the -inistry o! 2grarian Re!orm o!!ice in Calam$a" 4aguna cannot de!eat a certi!icate o! title" which is an a$solute and inde!easi$le evidenc e o! ownershi o! the roerty in !avor o! the erson whose name aears therein* +articularly" with regard to tax declarations and tax receits" this Court has held on several occasions that the same do not $y themselves
conclusively rove title to land*
FACTS
• "OD' #e$edes is t!e fat!er of %AE%A > 'NRF6'.
• "OD' e&ec)ted *+onation nter -ios wit! Resol)tor /onditions w!ereb !e
coneed t!e s)bect land in faor of !is t!ird wife, "6D:A A6DAN, s)bect to t!e following resol)tor conditions
a. 6pon t!e deat! or re$arriage of t!e +ON'', t!e title to t!e propert donated s!all reert to an of t!e c!ildren, or t!eir !eirs, of t!e +ONOR e&pressl designated b t!e +ON'' in a p)blic doc)$ent coneing t!e propert to t!e latter or
b. n absence of s)c! an e&press designation $ade b t!e +ON'' before !er deat! or re$arriage contained in a p)blic instr)$ent as aboe proided, t!e title to t!e propert s!all a)to$aticall reert to t!e legal !eirs of t!e +ONOR in co$$on.
•)rs)ant to t!e rst condition, ")sta a)sapin e&ec)ted *+eed of /oneance b
Reersion, coneing t!e propert to %a&i$a #e$edes. A title was iss)ed in t!e na$e of %a&i$a. %a&i$a t!en constit)ted a real estate $ortgage oer t!e propert and t!e propert was e&tra)diciall foreclosed b R>? ins)rance for %a&i$aBs fail)re to pa t!e loan s!e obtained.
•%eanw!ile, despite t!e earlier coneance b "6D:A to %AE%A, "6D:A e&ec)ted
a *as)nd)an coneing t!e sa$e propert to !er stepson 'NRF6'. 'nri()e t!en sold t!e propert to +O%N6% R'A;:C.
ISSUE !ic! of t!e two coneances $ade b "6D:A 41st in faor of %a&i$a 2nd in
faor of 'nri()e5 e@ectiel transferred owners!ip oer t!e land.
HELD: %AE%A. RATIO
• :!e allegation t!at t!e *+eed of /oneance b Reersion e&ec)ted b ")sta in
faor of %a&i$a is sp)rio)s is not s)pported b eidence. D)c! is $erel gro)nded on t!e denial of ")sta a)sapin !erself.
• ")sta is a biased witness. D!e is 80 ears old, s)@ering fro$ worsening p!sical
inr$ities, and co$pletel dependent on 'nri()e for s)pport.
•/A erred w!en it declared t!e *+eed of /oneance b Reersion in faor of
%a&i$a oid for fail)re to co$pl wit! // 1332 4// 1332 !en one of t!e parties is )nable to read, or if t!e contract is in a lang)age not )nderstood b !i$, and $istaHe or fra)d is alleged, t!e person enforcing t!e contract $)st s!ow t!at t!e ter$s t!ereof !ae been f)ll e&plained to t!e for$er5. n t!is case, ")sta denies Hnowledge of t!e deed of coneance. #ence, // 1332 is inapplicable as it was )seless to deter$ine w!et!er or not ")sta was ind)ced to e&ec)te t!e doc)$ent b $eans of fra)d w!en s!e denies Hnowledge of e&istence in t!e rst place.
t!ereof did not e&ist at t!e ti$e of t!e transfer, !aing alread been transferred to !is sister.
