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085 SPOUSES GODOFREDO ALFREDO and

CARMEN LIMON ALFREDO, SPOUSES ARNULFO

SAVELLANO and EDITHA B. SAVELLANO,

DANTON D. MATAWARAN, SPOUSES DELFIN F.

ESPIRITU, JR. and ESTELA S. ESPIRITU and

ELIZABETH TUAZON, !"#"#$n!%&, '&. SPOUSES

ARMANDO BORRAS and ADELIA LOBATON

BORRAS, %!&$nd!n"&.

G.R. N$. ())**5. J+n! (, *00-

TOPIC:PONENTE: CARPIO, J.

AUTHOR:

NOTES: (if applicable)

Di ko gets k!g a!o "!g #e$ isse %itto. P#o sale"!g isse.

FACTS

A pa#cel of la!% is t&e sb'ect of co!t#oe#s" i! t&is case. T&e #egiste#e% o!e#s of t&e Sb'ect *a!% e#e

petitio!e# sposes Alf#e%o.

T&e Sposes Alf#e%o $o#tgage% t&e sb'ect la!% to t&e D+P fo# P,---.--, a!% i! o#%e# to pa" t&ei# %ebt, t&petitio!e# Sposes sol% t&e sb'ect la!% to t&e #espo!%e!t Sposes +o##as fo# P/,---.--. T&e Sposes +o##a

pai% t&e loa! a!% its i!te#est a!% t&e bala!ce is to be pai% b" t&e Sposes Alf#e%o, a!% t&e" (Alf#e%os) %elie#e

t&e O!e#0s Dplicate Cop" of OCT No. 123 to t&e$ (+o##as).

*ate#, +o##as %iscoe#e% t&at t&e t&e Alf#e%os &a% #e4sol% po#tiio!s of t&e la!% to see#al pe#so!s. +o##as file% a!

a%e#se clai$ it& t&e Registe# of Dee%s of +ataa!, a!% late# %i% t&e" k!e t&at t&e Alf#e%os &a% sec#e% %plicate cop" of OCT No. 123, t&e ta5 %ecla#atio! a!% t&e #eceipts of t&e #ealit".

T&e sposes +o##as file% fo# specific pe#fo#$a!ce agai!st t&e Alf#e%os a!% t&e sbse6e!t b"e#s. I! t&eia!se#, t&e sposes Alf#e%o a!% t&e Sbse6e!t +"e#s (collectiel" petitio!e#s) a#ge% t&at t&e actio! is

!e!fo#ceable !%e# t&e Statte of 7#a%s. Petitio!e#s poi!te% ot t&at t&e#e is !o #itte! i!st#$e!t ei%e!ci!g

t&e allege% co!t#act of sale oe# t&e Sb'ect *a!% i! fao# of A#$a!%o a!% A%elia. Petitio!e#s ob'ecte% to

&atee# pa#ole ei%e!ce A#$a!%o a!% A%elia i!t#o%ce% o# offe#e% o! t&e allege% sale !less t&e sa$e as i!#iti!g a!% sbsc#ibe% b" 8o%of#e%o. Petitio!e#s asse#te% t&at t&e Sbse6e!t +"e#s e#e b"e#s i! goo% fait&

a!% fo# ale. As co!te#clai$, petitio!e#s sog&t pa"$e!t of atto#!e"s fees a!% i!ci%e!tal e5pe!ses.

TC4 Rle% i! fao# of t&e Sposes +o##as

CA4 Affi#$e% TC %ecisio!.

ISSUE/S: 9&et&e# t&e sale is E!fo#ceable ; ?@ T&e factal fi!%i!gs of t&e appellate co#t a#e ge!e#all" bi!%i!g o! t&is Co#t.>-@ T&is applies it& g#eate

fo#ce &e! bot& t&e t#ial co#t a!% t&e Co#t of Appeals a#e i! co$plete ag#ee$e!t o! t&ei# factal fi!%i!gs.>I! t&is case, t&e#e is !o #easo! to %eiate f#o$ t&e fi!%i!gs of t&e loe# co#ts. T&e facts #elie% po! b" t&e t#ia

a!% appellate co#ts a#e bo#!e ot b" t&e #eco#%. 9e ag#ee it& t&e co!clsio!s %#a! b" t&e loe# co#ts f#o$

t&ese facts.

RE EN7ORCEA+I*IT

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f#o$ t&e p#oisio!s of t&e Statte of 7#a%s.

T&e Statte of 7#a%s applies o!l" to e5ecto#" co!t#acts a!% !ot to co!t#acts eit&e# pa#tiall" o# totall

pe#fo#$e%. T&s, &e#e o!e pa#t" &as pe#fo#$e% o!eBs obligatio!, o#al ei%e!ce ill be a%$itte% to p#oe t&ag#ee$e!t. I! t&e i!sta!t case, t&e pa#ties &ae co!s$$ate% t&e sale of t&e Sb'ect *a!%, it& bot& selle#s a!%

b"e#s pe#fo#$i!g t&ei# #espectie obligatio!s !%e# t&e co!t#act of sale. I! a%%itio!, a co!t#act t&at iolates t&

Statte of 7#a%s is #atifie% b" t&e accepta!ce of be!efits !%e# t&e co!t#act. Alf#e%o sposes be!efite% f#o$ t&e

co!t#act becase t&e" pai% t&ei# D+P loa! a!% sec#e% t&e ca!cellatio! of t&ei# $o#tgage si!g t&e $o!e" gie!b" +o##as. Alf#e%o also accepte% pa"$e!t of t&e bala!ce of t&e p#c&ase p#ice.

Alf#e%o sposes ca!!ot i!oke t&e Statte of 7#a%s to %e!" t&e e5iste!ce of t&e e#bal co!t#act of sale becaset&e" &ae pe#fo#$e% t&ei# obligatio!s, a!% &ae accepte% be!efits, !%e# t&e e#bal co!t#act. +o##as spose&ae also pe#fo#$e% t&ei# obligatio!s !%e# t&e e#bal co!t#act. Clea#l", bot& t&e selle#s a!% t&e b"e#s &a

co!s$$ate% t&e e#bal co!t#act of sale of t&e Sb'ect *a!%. T&e Statte of 7#a%s as e!acte% to p#ee!

f#a%. T&is la ca!!ot be se% to a%a!ce t&e e#" eil t&e la seeks to p#ee!t.

RE PRESCRIPTION *ACES:

A#ticle 3/ of t&e Ciil Co%e p#oi%es t&at a pe#so! ac6i#i!g p#ope#t" tog& f#a% beco$es b" ope#atio! ola a t#stee of a! i$plie% t#st fo# t&e be!efit of t&e #eal o!e# of t&e p#ope#t". T&e p#ese!ce of f#a% i! t&i

case c#eate% a! i$plie% t#st i! fao# of A#$a!%o a!% A%elia. T&is gies A#$a!%o a!% A%elia t&e #ig&t to seek

#eco!e"a!ce of t&e p#ope#t" f#o$ t&e Sbse6e!t +"e#s.>3-@

To %ete#$i!e &e! t&e p#esc#iptie pe#io% co$$e!ce% i! a! actio! fo# #eco!e"a!ce, plai!tiffs possessio! o

t&e %ispte% p#ope#t" is $ate#ial. A! actio! fo# #eco!e"a!ce base% o! a! i$plie% t#st p#esc#ibes i! te! "ea#s>3@ T&e te!4"ea# p#esc#iptie pe#io% applies o!l" if t&e#e is a! actal !ee% to #eco!e" t&e p#ope#t" as &e! t&e

plai!tiff is !ot i! possessio! of t&e p#ope#t".>31@ oee#, if t&e plai!tiff, as t&e #eal o!e# of t&e p#ope#t" also

#e$ai!s i! possessio! of t&e p#ope#t", t&e p#esc#iptie pe#io% to #ecoe# title a!% possessio! of t&e p#ope#t" %oes

!ot #! agai!st &i$.>3F@ I! sc& a case, a! actio! fo# #eco!e"a!ce, if !o!et&eless file%, ol% be i! t&e !at#eof a sit fo# 6ieti!g of title, a! actio! t&at is i$p#esc#iptible.

RE GA*IDIT< O7 SH+SEHENT SA*E:

8o%of#e%o a!% Ca#$e! &a% al#ea%" sol% t&e Sb'ect *a!% to A#$a!%o a!% A%elia. T&e settle% #le is &e!

o!e#s&ip o# title passes to t&e b"e#, t&e selle# ceases to &ae a!" title to t#a!sfe# to a!" t&i#% pe#so!.>/3@ If t&eselle# sells t&e sa$e la!% to a!ot&e#, t&e seco!% b"e# &o &as actal o# co!st#ctie k!ole%ge of t&e p#io# sale

ca!!ot be a #egist#a!t i! goo% fait&.>//@ Sc& seco!% b"e# ca!!ot %efeat t&e fi#st b"e#s title.>/@ I! case a title

is isse% to t&e seco!% b"e#, t&e fi#st b"e# $a" seek #eco!e"a!ce of t&e p#ope#t" sb'ect of t&e sale.>/@

T&s, to $e#it p#otectio! !%e# t&e seco!% pa#ag#ap& of A#ticle /33>/2@ of t&e Ciil Co%e, t&e seco!% b"e

$st act i! goo% fait& i! #egiste#i!g t&e %ee%.>/?@ I! t&is case, t&e Sbse6e!t +"e#s goo% fait& &i!ges o!

&et&e# t&e" &a% k!ole%ge of t&e p#eios sale. Petitio!e#s %o !ot %ispte t&at A#$a!%o a!% A%elia #egiste#e%t&ei# a%e#se clai$ it& t&e Regist#" of Dee%s of +ataa! o! 2 7eb#a#" ??3. T&e Sbse6e!t +"e#s p#c&ase%

t&ei# #espectie lots o!l" o! 11 7eb#a#" ??3 as s&o! b" t&e %ate of t&ei# %ee%s of sale. Co!se6e!tl", t&ea%e#se clai$ #egiste#e% p#io# to t&e seco!% sale c&a#ge% t&e Sbse6e!t +"e#s it& co!st#ctie !otice of t&e%efect i! t&e title of t&e selle#s,>-@ 8o%of#e%o a!% Ca#$e!.

9ERE7ORE, t&e petitio! is DENIED a!% t&e appeale% %ecisio! is A77IRED. T#eble costs agai!s

petitio!e#s.

CASE LAW1 DOCTRINE:

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DISSENTING1CONCURRING OPINION/S: