This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
The deter#ination o* the +urisdition o* *irst $eve$ ourts over e+et#ent ases is at theheart o* this Petition *or Revie on Certiorari *i$ed pursuant to Ru$e / o* the &001
Ru$es o* Civi$ Proedure, hih see2s the nu$$i*iation and settin% aside o* the 3& 4u$5
'((1 Deision rendered 65 the Speia$ Te$*th Division o* the Court o* Appea$s in CA-
7.R. SP No. 0&11&.8&9
The Facts
The su6+et #atter o* the instant suit is a 3/./( s;uare #eter pare$ o* $and situated
at Calle So$ana, Intra#uros, !ani$a and re%istered in the na#e o* respondent SLTEAS
Phoeni) So$utions, In. under Trans*er Certi*iate o* Tit$e <TCT= No. >1// o* the
!ani$a Cit5 Re%istr5 o* Deeds. Despite havin% a;uired the sa#e thru the 4une &000
Deed o* Assi%n#ent e)euted in its *avor 65 the Spouses On% Ti2o and E#ereniana
S5$ianten%,8'9 it appears that respondent as onstrained to $eave the su6+et pare$ id$e
and un%uarded *or so#e ti#e due to i#portant 6usiness onerns. In Oto6er '((3, an
ou$ar inspetion onduted 65 respondents representatives revea$ed that the propert5
as a$read5 oupied 65 petitioner ?u6ert Nue@ and '& other individua$s. 839 Initia$$5
*au$tin% one ivenia ide$ ith un+usti*ied re*usa$ to heed its ver6a$ de#ands to vaate
the su6+et pare$, respondent *i$ed its / Dee#6er '((3o#p$aint *or *ori6$e entr5
hih as do2eted as Civi$ Case No. &11(( 6e*ore Branh o* the !etropo$itan Tria$
Court <!eTC= o* !ani$a.89
Additiona$$5 i#p$eadin% petitioner and the rest o* the oupants o* the propert5,
respondent *i$ed its 0 4anuar5 '(( a#ended o#p$aint, a$$e%in%, a#on% other #atters,
that thru its representatives and predeessors-in-interest, it had ontinuous$5 possessed
the su6+et rea$t5, over hih it e)erised a$$ attri6utes o* onership, in$udin% pa5#ent
o* rea$ propert5 ta)es and other sundr5 e)penses that ithout the 6ene*it o* an5 $ease
a%ree#ent or possessor5 ri%ht, hoever, petitioners and his o-de*endants have
sueeded in oup5in% the propert5 65 #eans o* strate%5 and stea$th and, that
aordin% to re$ia6$e soures, the $atter had 6een in oupan5 o* the sa#e pare$ sine
&000. To%ether ith the e+et#ent o* the oupants o* the su6+et pre#ises, respondent pra5ed *or the %rant o* its $ai#s *or reasona6$e renta$s, attorne5s *ees, $iti%ation
e)penses and the osts.8/9
Spei*ia$$5 den5in% the #ateria$ a$$e%ations o* the *ore%oin% a#ended o#p$aint
in his & e6ruar5 '(( Anser, petitioner averred that the propert5 oupied 65 hi# is
oned 65 one !aria sa6e$ Poteniano Padi$$a S5$ianten%, ith ho# he had
on$uded a su6sistin% $ease a%ree#ent over the sa#e, and that, in addition torespondents $a2 o* ause o* ation a%ainst hi#, the !eTC had no +urisdition over the
ase *or $a2 o* prior de#and to vaate and re*erra$ o* the ontrovers5 to
the barangay authorities *or a possi6$e a#ia6$e sett$e#ent.89Li2eise ;uestionin% the
!eTCs +urisdition over the ase, the rest o* the de*endants *i$ed a !otion to
Dis#iss819 hih the5 adopted as their anser su6se;uent to its '1 e6ruar5 '((denia$
upon the *indin% that a su**iient ause o* ation an 6e %$eaned *ro# the a$$e%ations o*
the o#p$aint.8>9
A*ter an ou$ar inspetion onduted on 0 4une '((, it appears that the !eTC
on$uded that the rodin% o* the residentia$ units on the su6+et pare$ rendered the
deter#ination o* its e)at #etes and 6ounds i#possi6$e.809 na6$e to present his $essors
tit$e, petitioner a$so appears to have a%reed to the use o* TCT No. >1// as 6asis *or
deter#inin% the e)at #easure#ent o* respondents propert5.8&(9 Fith the parties *urther
*ai$ure to a6ide 65 their a%ree#ent to ause a surve5 o* the propert5 thru an i#partia$
surve5or *ro# the O**ie o* the Cit5 Assessor or Cit5 En%ineer, the reord shos that
respondent su6#itted a surve5 p$an prepared 65 7eodeti En%ineer 4oseph Padi$$a ho
deter#ined that petitioner as, indeed, oup5in% a portion o* the su6+et pare$.8&&9 Re$5in% on said report, the !eTC ent on to render a Deision dated '3 Nove#6er
'((,8&'9 reso$vin% the o#p$aint in the *o$$oin% ise:
Fhere*ore, pre#ises onsidered, +ud%#ent is here65 rendered in *avor o* the p$ainti** anda%ainst a$$ the de*endants and orderin% the $atter to:
&. vaate the su6+et pre#ises $oated at Lot &&, B$o2 /, So$ana St.,
Intra#uros, !ani$a
'. *or eah 8de*endant9, to pa5 Php/,(((.(( a #onth ounted *ro# Oto6er '((3 unti$
de*endants vaate the su6+et propert5 3. to pa5 Php&/,(((.(( as and *or attorne5s *ees and
. to pa5 the osts o* suit.8&39
On appea$, the *ore%oin% deision as a**ir#ed in toto in the & 4u$5 '((/ Order issued
65 the Re%iona$ Tria$ Court <RTC= o* !ani$a in Civi$ Case No. (/-&&'0(.8&9 Dissatis*ied ith said Order, petitioner e$evated the ase to the Court o* Appea$s 65
a5 o* a petition *or revie *i$ed pursuant to Setion &, Ru$e ' o* the &001 Ru$es o*
Civi$ Proedure.8&/9 indin% that the a$$e%ations in respondents a#ended o#p$aint
su**iient$5 #ade out a ause o* ation *or *ori6$e entr5 a%ainst petitioner, the Court o*
Appea$s rendered the herein assai$ed deision, dis#issin% said petition *or revie upon
the *o$$oin% *indin%s and on$usions:
Parenthetia$$5, a$thou%h the dispossession too2 p$ae #ore than one 5ear *ro# the i$$e%a$ entr5 o*
petitioner and his o-de*endants, 2no$ed%e o* the sa#e as on$5 a;uired 65 petitioner in '((3 henthe ou$ar inspetion as #ade. Fhi$e ordinari$5, the one-5ear presriptive period shou$d 6e re2oned
*ro# the date o* the atua$ entr5 on the $and, the sa#e hoever, does not ho$d true hen entr5 as #ade
throu%h stea$th, in hih ase, the one 5ear period is ounted *ro# the ti#e the p$ainti** $earned thereo*.
Neither #a5 petitioner see2 re*u%e in the a$$e%ed de#and $etter dated 3& 4u$5 &00 sent 65 respondents
ounse$ hih sou%ht his ouster *ro# the su6+et pre#ises. Not on$5 as the e)istene o* this $etter
i##ateria$ to the issue o* i$$e%a$ entr5 into the su6+et pre#ises 6ut the sa#e annot 6ind respondent hohas no partiipation therein. !oreover, it a$so 6ears stressin% that not one did petitioner re*ute the $a2 o*
2no$ed%e on the part o* respondent o* the a$$e%ed $ease ontrat and their usurpation o* the disputed
propert5. eri$5, %rantin% that a $ease ontrat tru$5 e)isted, respondents $a2 o* 2no$ed%e o* the $ease
ontrat and the *ai$ure to re%ister the sa#e in the Re%ister o* Deeds annot 6ind third parties $i2erespondent and there*ore, ithho$d respondents ri%ht to institute the ation *or e+et#ent.
As to the identit5 o* the pre#ises oupied 65 petitioner Nue@, Fe *ind that the RTC o##itted noreversi6$e error in ad#ittin% the evidene o* respondent hih onsists o* the p$an prepared 65 7eodetiEn%ineer Padi$$a. Su**ie it to state that petitioner, durin% the proeedin%s 6e$o, a%reed to seure an
i#partia$ surve5 *ro# the Assessors O**ie or the O**ie o* the Cit5 En%ineer. ?oever, hen he too2 no
ation a*ter *ai$in% to o6tain the surve5 *ro# said o**ies, his onse;uent *ai$ure to seure, on his on, the
servies o* an i#partia$ surve5or to deter#ine and re6ut respondents a$$e%ation, he did so on his onaord and had no other person 6ut hi#se$* to 6$a#e.8&9
pon reeipt o* the Court o* Appea$s Nove#6er '((1 Reso$ution den5in% his
#otion *or reonsideration o* the a*ore;uoted deision,
8&19
petitioner *i$ed the petition at 6enh on the *o$$oin% %rounds:
I
T?E CORTS ?AE NO 4RISDICTION TO TR T?E INSTANT CASE CONSIDERIN7 T?AT
T?E ELE!ENTS O ORCIBLE ENTR ARE NOT PRESENT AND ADDITIONALL T?ERE IS AGESTION O OFNERS?IP.
II
T?E PETITIONER S?OLD NOT ACATE T?E LEASED PRE!ISES CONSIDERIN7 T?ATT?ERE IS AN EHISTIN7 LEASE CONTRACT FIT? T?E OFNER F?IC? IS IN IOLATION O
T?E PROISION O ARTICLE &1& O T?E NEF CIIL CODE.8&>9
The Courts Ruling
Fe *ind the petition 6ere*t o* #erit.
Desi%ned to provide an e)peditious #eans o* protetin% atua$ possession or the
ri%ht to possession o* the propert5 invo$ved, 8&09 there an 6e no %ainsa5in% the *at that
e+et#ent ases *a$$ ithin the ori%ina$ and e)$usive +urisdition o* *irst $eve$
ourts8'(9 65 e)press provision o* Setion 33 o* Batas Pambansa Blg. %*+, in re$ation to
Se. &, Ru$e 1( o* the &001 Ru$es o* Civi$ Proedure.8'&9 In addition to 6ein% on*erred
65 $a,8''9 hoever, a ourts +urisdition over the su6+et #atter is deter#ined 65 the
a$$e%ations o* the o#p$aint8'39 and the harater o* the re$ie* sou%ht,8'9 irrespetive o*
hether or not the p$ainti** is entit$ed to reover a$$ or so#e o* the $ai#s asserted
therein.8'/9 In #uh the sa#e a5 that it annot 6e #ade to depend on the e)$usive
harateri@ation o* the ase 65 one o* the parties,8'9 +urisdition annot 6e #ade to
depend upon the de*enses set up in the anser, in a #otion to dis#iss or in a #otion *or
reonsideration.8'19
The ru$e is no di**erent in ations *or *ori6$e entr5 here the *o$$oin% re;uisites
are essentia$ *or the !eTCs a;uisition o* +urisdition over the ase, viz .: <a= the
p$ainti**s #ust a$$e%e their prior ph5sia$ possession o* the propert5 <6= the5 #ust assert
that the5 ere deprived o* possession either 65 *ore, inti#idation, threat, strate%5 or
stea$th and, <= the ation #ust 6e *i$ed ithin one <&= 5ear *ro# the ti#e the oners or
$e%a$ possessors $earned o* their deprivation o* the ph5sia$ possession o* the propert5.8'>9 As it is not essentia$ that the o#p$aint shou$d e)press$5 e#p$o5 the $an%ua%e o* the
$a, it is onsidered a su**iient o#p$iane o* the re;uire#ent here the *ats are set
up shoin% that dispossession too2 p$ae under said onditions.8'09 The one-5ear period
ithin hih to 6rin% an ation *or *ori6$e entr5 is %enera$$5 ounted *ro# the date o*
atua$ entr5 on the $and, e)ept that hen the entr5 is throu%h stea$th, the one-5ear
period is ounted *ro# the ti#e the p$ainti** $earned thereo*.83(9
Even presindin% *ro# the *at that the parties had ad#itted the !eTCs
+urisdition,83&9 our perusa$ o* the reord shos that respondents 0 4anuar5
'(( a#ended o#p$aint as a6$e to #a2e out a ause o* ation *or *ori6$e entr5
a%ainst petitioner. As the re%istered oner o* the su6+et pare$, respondent distint$5
a$$e%ed that, 65 its representatives and thru its predeessors-in-interest, it had 6een in
possession o* the su6+et pare$ and had e)erised over the sa#e a$$ attri6utes o*
onership, in$udin% the pa5#ent o* rea$t5 ta)es and other e)penses that an ou$ar
inspetion onduted in Oto6er '((3 revea$ed that petitioner and his o-de*endants
have sueeded in oup5in% the propert5 65 #eans o* stea$th and strate%5 and, that its
su6se;uent de#ands to vaate had 6een unheeded 65 said inter$opers. 83'9 Considerin%
that the test *or deter#inin% the su**iien5 o* the a$$e%ations in the o#p$aint is
hether, ad#ittin% the *ats a$$e%ed, the ourt an render a va$id +ud%#ent in aordane
ith the pra5er o* the p$ainti**,8339 e *ind that the Court o* Appea$s orret$5 ru$ed that
the !eTC had +urisdition over the ase.
Then as no, petitioner ar%ues that, aside *ro# the ad#ission in the o#p$aint
that the su6+et pare$ as $e*t id$e and un%uarded, respondents $ai# o* prior
possession is $ear$5 ne%ated 65 the *at that he had 6een in oupan5 thereo* sine
&000. Fhi$e prior ph5sia$ possession is, ad#itted$5, an indispensa6$e re;uire#ent in
*ori6$e entr5 ases, the dearth o* #erit in petitioners position is, hoever, evident *ro#
the prinip$e that possession an 6e a;uired not on$5 65 #ateria$ oupation, 6ut a$so
65 the *at that a thin% is su6+et to the ation o* ones i$$ or 65 the proper ats and
$e%a$ *or#a$ities esta6$ished *or a;uirin% suh ri%ht. 839 Beause possession an a$so 6e
a;uired 65 +uridia$ ats to hih the $a %ives the *ore o* ats o* possession, e.g .,
donations, suession, e)eution and re%istration o* pu6$i instru#ents, insription o*
possessor5 in*or#ation tit$es and the $i2e, it has 6een he$d that one need not have atua$
or ph5sia$ oupation o* ever5 s;uare inh o* the propert5 at a$$ ti#es to 6e onsidered
in possession.83/9
In this ase, the su6+et pare$ as a;uired 65 respondent 65 virtue o* the 4une
&000 Deed o* Assi%n#ent e)euted in its *avor 65 the Spouses On% Ti2o and
E#ereniana S5$ianten%. A$thou%h it did not i##ediate$5 put the sa#e to ative use,respondent appears to have additiona$$5 aused the propert5 to 6e re%istered in its na#e
as o* '1 e6ruar5 '(('839and to have paid the rea$ propert5 ta)es due
thereon8319 a$on%side the sundr5 e)penses inidenta$ thereto. ieed in the $i%ht o* the
*ore%oin% +uridia$ ats, it onse;uent$5 did not #atter that, 65 the ti#e respondent
onduted its ou$ar inspetion in Oto6er '((3, petitioner had a$read5 6een oup5in%
the $and sine &000. Ordinari$5 re2oned *ro# the date o* atua$ entr5 on the $and, the
one 5ear period is ounted *ro# the ti#e the p$ainti** a;uired 2no$ed%e o* the
dispossession hen, as here, the sa#e had 6een e**eted 65 #eans o* stea$th.83>9
Petitioner had, o* ourse, endeavored to esta6$ish that respondents predeessors-
in-interest had served hi# a de#and to vaate the su6+et pare$ as ear$5 as 3& 4u$5
&00.8309Corret$5 6rushed aside 65 the Court o* Appea$s on the %round, a#on% others,
that respondent had no partiipation in its preparation, e *ind said de#and $etter o*
$itt$e or no use to petitioners ause in vie o* its non-presentation 6e*ore the
!eTC. ?oever, #uh as it #a5 no 6e e)pedient *or petitioner to anhor his ause
thereon, said de#and $etter as *irst introdued in the reord on$5 as an attah#ent to
his rep$5 to respondents o##ent to the #otion *or reonsideration o* the & 4u$5
'((/ order issued 65 the RTC.8(9 The ru$e is sett$ed, hoever, that points o* $a,
theories, issues and ar%u#ents not 6rou%ht to the attention o* the tria$ ourt i$$ not 6e
and ou%ht not to 6e onsidered 65 a reviein% ourt, as these annot 6e raised *or the*irst ti#e on appea$.8&9 Basi onsideration o* due proess i#pe$s this ru$e.8'9
A si#i$ar dearth o* #erit #a5 6e said o* the e)eptions petitioner ontinues to
ta2e a%ainst the !eTCs re$iane on the surve5 p$an prepared 65 7eodeti En%ineer
4oseph Padi$$a to the e**et that that the pre#ises oupied 65 petitioner $ies ithin the
#etes and 6ounds o* respondents propert5. As #ere a$$e%ation is not evidene,839 the
ru$e is sett$ed that p$ainti** has the 6urden o* provin% the #ateria$ a$$e%ations o* the
o#p$aint hih are denied 65 the de*endant, and the de*endant has the 6urden o*
provin% the #ateria$ a$$e%ations in his ase here he sets up a ne #atter.89 7iven the
parties *ai$ure to #a2e %ood on their a%ree#ent to ause a surve5 o* the propert5 thru an
i#partia$ surve5or *ro# the O**ie o* the Cit5 Assessor or Cit5 En%ineer, respondents
su6#ission o* said report as evident$5 *or the purpose dishar%in% the onus o* provin%
petitioners enroah#ent on the su6+et pare$, as a$$e%ed in the o#p$aint.As the part5
assertin% the ontrar5 proposition, petitioner annot e)pedient$5 dispara%e the
ad#issi6i$it5 and pro6ative va$ue o* said surve5 p$an to o#pensate *or his *ai$ure to
prove his on assertions.
Petitioner is, *ina$$5, out on a $i#6 in *au$tin% the Court o* Appea$s ith *ai$ure to
app$5 the *irst para%raph o* Arti$e &1 o* the Civi$ Code o* the Phi$ippines8/9 in
re$ation to the $ease he $ai#s to have on$uded ith one !aria sa6e$ Poteniano
Padi$$a S5$ianten%. In the a6sene o* proo* o* his $essors tit$e or respondents prior
2no$ed%e o* said ontrat o* $ease, petitioners harpin% over the sa#e provision si#p$5
a#ounts to an i#p$ied ad#ission that the pre#ises oupied 65 hi# $ie ithin the #etes
and 6ounds o* the su6+et pare$. Even then, the reso$ution o* said issue is $ear$5
inappropriate sine e+et#ent ases are su##ar5 ations intended to provide an
e)peditious #anner *or protetin% possession or ri%ht to possession ithout invo$ve#ent
o* tit$e.89 !oreover, i* a de*endants #ere assertion o* onership in an e+et#ent ase
i$$ not oust the !eTC o* its su##ar5 +urisdition, 819 e *ai$ to see h5 it shou$d 6e
an5 di**erent in this ase here petitioner #ere$5 a$$e%ed his $essors supposed tit$e over
reahed in onsu$tation 6e*ore the ase as assi%ned to the riter o* the opinion o* the
Courts Division.
RE#NATO S. PUNOChie* 4ustie
" Per Speia$ Order No. >3', Assoiate 4ustie 4ose Catra$ !endo@a is here65 desi%nated as Additiona$ !e#6er o* the
Seond Division in p$ae o* Assoiate 4ustie Ro6erto A. A6ad, ho is on O**iia$ Leave *ro# Apri$ ->, '(&(.8&9 Rollo, pp. &-13.8'9 Reords, p. &(a.839 ivenia ide$, !a)i#o !ahipus, 4r., ?er#i%i$do !an%u6at, Epi*anio Caso$ita II, Er$inda Inion%, Ed%ar A#ador,
A%onos, Beth De 7u@#an, !ario P. Ta#po$, E$i@a6eth raniso, Ed#undo R. Bare$a, Re5na$do 7ranada, edri
Banana%, Estanis$ao 4. La uente and Dani$o P. 4erusa$e#.89 Reords, pp. &/-'(.8/9 Rollo, pp. '-3(.89 Id. at 3&-3.819 Reords, pp. /0-.8>9 Id. at />.809 Id. at 1-11.8&(9 Id. at &/.8&&9 Id. at &'>.8&'9 Rollo, pp. 31-3.8&39 Id. at 3.8&9 Id. at -/(.8&/9 Id. at &/-'&.8&9 Id. at 1(-1&.8&19 Id. at 10->(.8&>9 Id. at 0.8&09 Tubiano v. Razo , 30( Phi$. >3, >> <'(((=.8'(9 Corpuz v. Court of Appeals, 7.R. No. &&1((/, &0 4une &001, '1 SCRA '1/, '10.8'&9 Setion &. Who may institute proceedings, and hen. Su6+et to the provisions o* the ne)t sueedin% setion, a person
deprived o* the possession o* an5 $and or 6ui$din% 65 *ore, inti#idation, threat, strate%5 or stea$th, or a $essor,
vendor, vendee, or other person a%ainst ho# the possession o* an5 $and or 6ui$din% is un$a*u$$5 ithhe$d a*ter the e)piration or ter#ination o* the ri%ht to ho$d possession, 65 virtue o* a ontrat, e)press or i#p$ied, or the $e%a$
representatives or assi%ns o* an5 suh $essor, vendor, vendee, or other person #a5 at an5ti#e ithin one <&= 5ear
a*ter suh un$a*u$ deprivation or ithho$din% o* possession, 6rin% an ation in the proper !uniipa$ Tria$ Court
a%ainst the person or persons un$a*u$$5 ithho$din% or deprivin% o* possession, or an5 person or persons$ai#in% under the#, *or the restitution o* suh possession, to%ether ith da#a%es and osts.
8''9 Deltaventures Resources, Inc. v. Cabato, 3> Phi$. '/', '/0-'( <'(((=.8'39 Gochan v. Young , ( Phi$. 3, 13-1 <'((&=.8'9 unny !otor ales, Inc. v. Court of Appeals, &/ Phi$. /&1, /'( <'((&=.8'/9 Ty v. Court of Appeals , (> Phi$. 103, 10> <'((&=.8'9 "ilipinas #an$ v. Court of Appeals, 3>3 Phi$. &>, '> <'(((=.8'19 Ta%ano v. &rtiz, 3/3 Phi$. 11/, 1>( <&00>=.8'>9 De 'a Cruz v. Court of Appeals , 7.R. No. &30', Dee#6er '((, /&( SCRA &(3, &&/.8'09 Ca(ayon v. ps. #atuyong , 7.R. No. &0&&>, & e6ruar5 '((, >' SCRA &, 1&-1'.83(9 &ng v. "arel , (1 Phi$. &(/, &(/3 <'((&=.83&9 Reords, pp. 0 and &/.83'9 Rollo, pp. '/-'>.8339 )eirs of De%etrio !elchor v. !elchor , & Phi$. 31, 3- <'((3=.839 )abagat Grill v. D!C*+rban "roperty Developer, Inc., 0 Phi$. (3, &0 <'((/=.83/9 uizon v. Juan , 7.R. No. &1&', &1 4une '((>, // SCRA (&, &'.839
Reords, p. '&.8319 Id. at >.83>9 &ng v. "arel, supra note 3(.8309 Rollo, pp. &> and /0.8(9 Reords, pp. 3&(-3&.8&9 Al%ocera v. &ng, 7.R. No. &1(10, &> e6ruar5 '((>, / SCRA &, &1>.8'9 !agaling v. &ng , 7.R. No. &13333, &3 Au%ust '((>, /' SCRA &/', &1(-&1&.839 Gate-ay lectronics Corporation v. Asianban$ Corporation, 7.R. No. &1'(&, &> Dee#6er '((>, /1 SCRA 0>,
1&>-1&0.89 Republic v. /0a. De 1eri, > Phi$. >', >' <'((=.
Recovery of possession; forcible entry -G.R. No. 142676
G.R. No. 142676
"x x x.
There is *ori6$e entr5 or 0esahucio hen one is deprived o* ph5sia$ possession
o* $and or 6ui$din% 65 #eans o* *ore, inti#idation, threat, strate%5 or stea$th. In suh
ases, the possession is i$$e%a$ *ro# the 6e%innin% and the 1!si2 i3uir4 2eters o
5ho h!s the prior possessio de !acto. In *i$in% *ori6$e entr5 ases, the $a te$$s us
that to a$$e%ations are #andator5 *or the #uniipa$ ourt to a;uire +urisdition: *irst,
the p$ainti** #ust a$$e%e prior ph5sia$ possession o* the propert5, and seond, he #ust
a$so a$$e%e that he as deprived o* his possession 65 an5 o* the #eans provided *or in
Setion &, Ru$e 1( o* the Ru$es o* Court, i.e., 65 *ore, inti#idation, threat, strate%5, or
stea$th. It is a$so sett$ed that in the reso$ution thereo*, hat is i#portant is deter#inin%ho is entit$ed to the ph5sia$ possession o* the propert5. Indeed, !4 o6 the p!rties
5ho 2! pro"e prior possessio de !acto 7!4 re2o"er su2h possessio e"e 6ro7 the
o5ership and the p$ainti** needs #ere$5 to prove prior possession 0e facto and undue
deprivation thereo*.8//9
Tit$e is never in issue in a *ori6$e entr5 ase, the ourt shou$d 6ase its deision on
ho had prior ph5sia$ possession. The #ain thin% to 6e proven in an ation *or *ori6$e
entr5 is prior possession and that sa#e as $ost throu%h *ore, inti#idation, threat,
strate%5, and stea$th, so that it 6ehooves the ourt to restore possession re%ard$ess o* tit$e
or onership.8/9
Fe #ore e)tensive$5 disussed in "a(uyo v. Court of Appeals8/19 that:
O5ership or the right to possess !risig 6ro7 o5ership is ot !t issue i ! !2tio 6or
re2o"er4 o6 possessio. The parties annot present evidene to prove onership or ri%ht to $e%a$
possession e)ept to prove the nature o* the possession hen neessar5 to reso$ve the issue o* ph5sia$
possession. The sa#e is true hen the de*endant asserts the a6sene o* tit$e over the propert5. The
!1se2e o6 tit8e o"er the 2oteste9 8ot is ot ! grou9 6or the 2ourts to 5ithho89 re8ie6 6ro7 the
p!rties i ! e:e2t7et 2!se.
The on$5 ;uestion that the ourts #ust reso$ve in e+et#ent proeedin%s is - ho is entit$ed to the ph5sia$ possession o* the pre#ises, that is, to the possession 0e facto and not to the possession 0e (ure. Itdoes not even #atter i* a part5Js tit$e to the propert5 is ;uestiona6$e, or hen 6oth parties intruded into
pu6$i $and and their app$iations to on the $and have 5et to 6e approved 65 the proper %overn#ent
a%en5. Reg!r98ess o6 the !2tu!8 2o9itio o6 the tit8e to the propert4, the p!rt4 i pe!2e!18e 3uiet
possessio sh!88 ot 1e thro5 out 14 ! strog h!9, "io8e2e or terror. Neither is the un$a*u$ithho$din% o* propert5 a$$oed. Courts 5i88 !85!4s upho89 respe2t 6or prior possessio.
o5er hi7se86. h!te"er 7!4 1e the 2h!r!2ter o6 his possessio, i6 he h!s i his 6!"or prior
possessio i ti7e, he h!s the se2urit4 th!t etit8es hi7 to re7!i o the propert4 uti8 ! perso
5ith ! 1etter right 8!56u884 e:e2ts hi7. To repeat, the on$5 issue that the ourt has to sett$e in an
e+et#ent suit is the ri%ht to ph5sia$ possession.8/>9 <E#phases ours.=
Based on the *ore%oin%, e *ind that the RTC-Branh >> erred in orderin% thedis#issa$ o* Civi$ Case No. >'> even 6e*ore o#p$etion o* the proeedin%s 6e*ore the
!eTC. At the ti#e said ase as ordered dis#issed 65 RTC-Branh >>, the !eTC had
on$5 %one so *ar as ho$din% a hearin% on and eventua$$5 %rantin% !uKo@Js pra5er *or the
issuane o* a rit o* pre$i#inar5 #andator5 in+untion.
!uKo@ a$$e%es in her o#p$aint in Civi$ Case No. >'> that she had 6een in prior
possession o* the su6+et propert5 sine it as turned-over to her 65 the sheri** on
4anuar5 &(, &00, pursuant to the A$ias Frit o* E)eution issued 65 the RTC-Branh 0/
to i#p$e#ent the *ina$ +ud%#ent in Civi$ Case No. G-'>/>(. The *atua$ issue o* ho
as in prior possession o* the su6+et propert5 shou$d 6e $iti%ated 6eteen the parties
re%ard$ess o* hether or not the *ina$ +ud%#ent in Civi$ Case No. G-'>/>( e)tended tothe spouses Chan. ?ene, the penden5 o* the $atter issue in Civi$ Case No. G-'>/>(
6e*ore the RTC-Branh 0/ did not arrant the dis#issa$ o* Civi$ Case No. >'> 6e*ore
the !eTC on the %round o* litis pen0entia. The to ases ou$d proeed independent$5
o* one another.
Sa#ue$ 7o Chan and Att5. a6ut aver that the spouses Chan have never $ost
possession o* the su6+et propert5 sine a;uirin% the sa#e *ro# BPI a#i$5 in
&00(. This is a orth5 de*ense to !uKo@Js o#p$aint *or *ori6$e entr5, hih Sa#ue$
7o Chan and Att5. a6ut shou$d su6stantiate ith evidene in the ontinuation o* the
proeedin%s in Civi$ Case No. >'> 6e*ore the !eTC.
In addition, Civi$ Case No. >'>, a *ori6$e entr5 ase, is %overned 65 the
Revised Ru$e on Su##ar5 Proedure, Setion &0 hereo* provides:SEC. %+. "rohibite0 plea0ings an0 %otions. The *o$$oin% p$eadin%s, #otions, or petitions sha$$ not 6e a$$oed in the
ases overed 65 this Ru$e:
) ) ) )
<%= Petition *or certiorari, %an0a%us, or prohi6ition a%ainst an5 inter$outor5 order issued 65 the ourt.
The purpose o* the Ru$e on Su##ar5 Proedure is to ahieve an e)peditious and
ine)pensive deter#ination o* ases ithout re%ard to tehnia$ ru$es. Pursuant to this
o6+etive, the Ru$e prohi6its petitions *or certiorari, $i2e a nu#6er o* other p$eadin%s, in
order to prevent unneessar5 de$a5s and to e)pedite the disposition o* ases.8/09) ) ).M
(e $esol&e the petition fo$ $e&ie) on ce$tio$a$i1 of petitione$ Nenita *ualit+ ,oo's Co$po$ation
-N*,C to nullit+ the ,eb$ua$+ 22% 2//6 !ecision2 an' the 0ul+ 1% 2//6 $esolution of the Cou$tof ppeals -C in C3G.R. SP No. 77//6. he C $e&e$se' the 'ecision4 of the Re5ional $ialCou$t -RC of !a&ao Cit+% $anch 17% )hich affi$e' in toto the 'ecision8 of the Municipal $ialCou$t in Cities -MCC% !a&ao Cit+% $anch 8% in Ci&il Case No. 1/%98:3E3/1. he MCC'isisse' the coplaint fo$ fo$cible ent$+ an' 'aa5es% )hich $espon'ents C$isostoo Galabo%
he 'ispute in the case $elates to the possession of a pa$cel of lan' 'esc$ibe' as <ot No. 1/2%PS!34//6/% the fo$e$ $a=a=i Plantation in Ma$apan5i% o$il% !a&ao Cit+ )ith an a$ea of six
thousan' se&ent+3fou$ s>ua$e ete$s -6%/74 s>. ..
s the C sua$i?e' in the assaile' 'ecision% the $espon'ents a$e the hei$s of !onato Galabo.n 194:% !onato obtaine' <ot No. 722% Ca'31/2% a po$tion of the $a=a=i Plantation in Ma$apan5i%o$il% !a&ao Cit+% o)ne' b+ National baca an' the$ ,ibe$s Co$po$ation. !onato an' the$espon'ents assue' that <ot No. 722 inclu'e' <ot No. 1/2% pe$ the o$i5inal su$&e+ of 1916 to192/.
(hen the oa$' of <i>ui'ato$s -< too= o&e$ the a'inist$ation of the $a=a=i Plantation in the198/s% it ha' <ot No. 722 $esu$&e+e'. lle5e'l+% the $esu$&e+ 'i' not inclu'e <ot No. 1/2@ thus%)hen !onato ac>ui$e' $ansfe$ Ce$tificate of itle No. 3214966 fo$ <ot No. 722 on p$il 26% 198%<ot No. 1/2 )as not inclu'e'. he $espon'ents% ho)e&e$% continue to posses% occup+ an'
culti&ate <ot No. 1/2.
(hen N*,C opene' its business in Ma$apan5i% o$il% !a&ao Cit+ in the late 198/s% it alle5e'l+offe$e' to bu+ <ot No. 1/2. !onato 'ecline' an' to )a$' off fu$the$ offe$s% put up "Not ,o$ Sale"an' "No $espassin5" si5ns on the p$ope$t+. n the 197/s% C$isostoo fence' off the enti$epe$iete$ of <ot No. 1/2 an' built his house on it.
n u5ust 19% 1994% the $espon'ents $ecei&e' a lette$ f$o Santos Nantin 'ean'in5 that the+&acate <ot No. 1/2. Santos claie' o)ne$ship of this lot pe$ the !ee' of $ansfe$ of Ri5hts-!ee' of $ansfe$7 'ate' 0ul+ 1/% 1972% )hich the $espon'ents an' thei$ othe$ alle5e'l+execute' in SantosA fa&o$. he $espon'ents 'enie' this clai an' aintaine' that the+ ha' been
occup+in5 <ot No. 1/2% )hich the < itself $eco5ni?e' pe$ its lette$s:
an' the Ce$tification9
'ate' p$il 12% 2/// confi$in5 !onato as the lon53tie occupant an' a)a$'ee of the p$ope$t+. ope$fect thei$ title% the $espon'ents applie' fo$ f$ee patent o&e$ <ot No. 1/2 on Septebe$ 6% 2///.
n 0anua$+ % 2//1 an' a5ain on a late$ 'ate% N*,CAs )o$=e$s% )ith a$e' policeen of o$il%!a&ao Cit+% ente$e' b+ fo$ce <ot No. 1/2 to fence it. he $espon'ents $epo$te' the ent$+ to theautho$ities. n p$il 16% 2//1% C$isostoo $ecei&e' a lette$ f$o N*,CAs counsel 'ean'in5 thathe $eo&e his house f$o <ot No. 1/2. N*,C subse>uentl+ $eo&e' the existin5 fence an' cut'o)n &a$ious t$ees that the $espon'ents ha' plante' on the p$ope$t+.
N*,C% fo$ its pa$t% claie' that Santos ie'iatel+ occupie' an' possesse' <ot No. 1/2 afte$ hepu$chase' it f$o the $espon'ents in 1972 an' 'ecla$e' it un'e$ his nae fo$ taxation pu$poses.Santos )as also 5$ante' ,$ee Patent o&e$ the p$ope$t+ b+ the u$eau of <an's% an' obtaine'$i5inal Ce$tificate of itle No. -C P34/81/ on 0une 1:% 1974. n !ecebe$ 29% 2///% thehei$s of Santos con&e+e' <ot No. 1/2 to N*,C &ia the !ee' of bsolute Sale11 of e&en 'ate.N*,C then file' a petition fo$ cancellation of the $espon'entsA patent application o&e$ <ot No.1/2% )hich the <3Manila 5$ante' on p$il 19% 2//1% on the 5$oun' that !onato faile' to pe$fect
his title o&e$ <ot No. 1/2 )hich has lon5 been title' in SantosA nae.
(hen conciliation faile'% the $espon'ents file' on Septebe$ 17% 2//1 a coplaint12 fo$ fo$cibleent$+ )ith 'aa5es befo$e the MCC a5ainst N*,C% alle5in5 thatB -1 the+ ha' been in p$io$ph+sical possession of <ot No. 1/2@ an' -2 N*,C 'ep$i&e' the of possession th$ou5h fo$ce%intii'ation% st$ate5+% th$eats an' stealth.
he Rulin5 of the MCC
Rel+in5 on the $ulin5 of the <3Manila% the MCC 'isisse' the $espon'entsAcoplaint%1 explainin5 that the >uestions $aise' befo$e it $e>ui$e' technical 'ete$ination b+ the
a'inist$ati&e a5enc+ )ith the expe$tise to 'ete$ine such atte$s% )hich the <3Manila 'i' inthis case.14
he MCC hel' that the pieces of e&i'ence N*,C p$esente' the !ee' of $ansfe$ the$espon'ents execute' in SantosA fa&o$% SantosA C P34/8 o&e$ <ot No. 1/2% the !ee' of
bsolute Sale in N*,CAs fa&o$% an' the fin'in5s of the <3Manila establishe' N*,CAs $i5htfulpossession o&e$ the p$ope$t+. t fu$the$ hel' thatB -1 the $espon'ents $elin>uishe' thei$ $i5htso&e$ <ot No. 1/2 )hen the+ execute' the !ee' of $ansfe$ in SantosA fa&o$@ -2 the ce$tificate oftitle o&e$ <ot No. 1/2 in SantosA nae sho)s that he )as in actual ph+sical possession sinceactual occupation is $e>ui$e' befo$e an application fo$ f$ee patent can be app$o&e'@ an' -N*,C &ali'l+ ac>ui$e' o)ne$ship o&e$ <ot No. 1/2 )hen it pu$chase' it f$o Santos% entitlin5 itto the $i5ht% aon5 othe$s% to possess the p$ope$t+ as ancilla$+ to such o)ne$ship.
he Rulin5 of the RC
he $espon'ents appeale' the MCC 'ecision to the RC but the latte$ cou$t 'enie' theappeal.18 s the MCC 'i'% the RC $elie' on the fin'in5s of the <3Manila. t hel' thatB -1 the$espon'ents faile' to pe$fect )hate&e$ $i5ht the+ i5ht ha&e ha' o&e$ <ot No. 1/2@ an' -2 the+a$e estoppe' f$o asse$tin5 an+ $i5ht o&e$ <ot No. 1/2 since the+ ha&e lon5 t$ansfe$$e' thep$ope$t+ an' thei$ $i5ht the$eto% to Santos in 1972.
n $esol&in5 the issue of possession of <ot No. 1/2% the RC also $esol&e' the >uestion ofo)ne$ship% as Dustifie' un'e$ the Rules% explainin5 that the N*,CAs possession of <ot No. 1/2
)as ancho$e' on a !ee' of bsolute Sale% )hile that of the $espon'ents )as base' e$el+ onthe alle5ation of possession an' occupation b+ !onato% an' not on an+ title.16
hus% the >uestion of concu$$ent possession of <ot No. 1/2 bet)een N*,C an' the $espon'entsshoul' tilt in N*,CAs fa&o$.
(hen the RC 'enie' the $espon'entsA otion fo$ $econsi'e$ation in an o$'e$ 17 'ate' Ma$ch 8%2//% the $espon'ents ele&ate' thei$ case to the C &ia a petition fo$ $e&ie).1:
he Rulin5 of the C
he $espon'ents claie' befo$e the C that the RC e$$e' )hen it hel' that N*,C ha' p$io$possession of <ot No. 1/2% base' solel+ on its !ee' of bsolute Sale. he+ a$5ue'% aon5othe$s% thatB -1 Santos shoul' ha&e ta=en the necessa$+ steps to oust the $espon'ents ha' hebeen in possession of <ot No. 1/2 be5innin5 1972@ -2 Santos coul' not ha&e &ali'l+ obtaine' titleo&e$ <ot No. 1/2 since it )as still in the nae of the Republic of the Philippines -Republic as of19:/@19 an' - N*,C no lon5e$ ha' to fo$cibl+ e&ict the $espon'ents in 0anua$+ 2//1 if it ha'been in possession of <ot No. 1/2 afte$ it bou5ht this lan' f$o Santos in 2///.
he C foun' $e&e$sible e$$o$ in the RCAs 'ecision@ thus% it 5$ante' the $espon'entsA petition an'o$'e$e' N*,C to &acate <ot No. 1/2. he C explaine' that a plaintiff% in a fo$cible ent$+ case%onl+ has to p$o&e p$io$ ate$ial an' ph+sical possession of the p$ope$t+ in liti5ation an' un'ue'ep$i&ation of it b+ eans of fo$ce% intii'ation% th$eat% st$ate5+ o$ stealth. hese% the$espon'ents a&e$$e' in the coplaint an' sufficientl+ p$o&e'% thus entitlin5 the to $eco&e$possession of <ot No. 1/2. Rel+in5 on the 'oct$ine of p$esuption of $e5ula$it+ in thepe$fo$ance of official 'ut+% the C especiall+ too= note of the lette$s an' the Ce$tification )hich
the < sent to the $espon'ents ac=no)le'5in5 !onato as the a)a$'ee of <ot No. 1/2 an' the$espon'ents as the actual occupants an' possesso$s.
n b$ushin5 asi'e the RCAs fin'in5s% the C $ule' thatB -1 !onatoAs failu$e to pe$fect his title o&e$ <ot No. 1/2 shoul' not )ei5h a5ainst the $espon'ents as the issue in a fo$cible ent$+ case is oneof possession 'e facto an' not of possession 'e Du$e@ an' -2 N*,CAs o)ne$ship of <ot No. 1/2is besi'e the point as o)ne$ship is be+on' the pu$&ie) of an eDectent case. he title o$ $i5ht ofpossession% it st$esse'% is ne&e$ an issue in a fo$cible ent$+ suit. he C% ho)e&e$% 'enie' the$espon'entsA p$a+e$ fo$ o$al 'aa5es an' atto$ne+As fees% an' $eDecte' the othe$ issues $aise'fo$ bein5 i$$ele&ant.
n its 0ul+ 1% 2//6 $esolution%2/
the C 'enie' N*,CAs otion fo$ $econsi'e$ation% p$optin5 theN*,CAs p$esent $ecou$se.
he Petition
N*,C a$5ues that the C e$$e' in hol'in5 that the $espon'ents ha' p$io$ ph+sical possession of<ot No. 1/2.21 t clais that% fi$st% in $e&e$sin5 the RC fin'in5s% the C $elie' solel+ on the lette$san' the Ce$tification of the <%22 )hich has been cont$o&e$te' b+ the follo)in5 pieces ofe&i'ence% aon5 othe$sB -1 the !ee' of $ansfe$ that the $espon'ents execute' in fa&o$ ofSantos@ -2 the o$'e$ of the u$eau of <an's app$o&in5 SantosA patent application@ - SantosAC P34/8@ an' -4 the !ee' of bsolute Sale that Santos execute' in fa&o$ of N*,C.
N*,C aintains that the u$eau of <an's )oul' not ha&e 5$ante' SantosA f$ee patent applicationha' he not been in possession of <ot No. 1/2 because continue' occupation an' culti&ation%eithe$ b+ hiself o$ b+ his p$e'ecesso$3in3inte$est% of the p$ope$t+ is a $e>ui$eent fo$ such 5$antun'e$ the Public <an' ct. + the &e$+ 'efinition of "occup+%" Santos is the$efo$e 'eee' to ha&epossesse' <ot No. 1/2 p$io$ to 1974% the +ea$ his f$ee patent application )as 5$ante'%2 an'un'e$ the p$inciple of tac=in5 of possession% he is 'eee' to ha&e ha' possession of <ot No. 1/2not onl+ f$o 1972% )hen the $espon'ents t$ansfe$$e' it to hi% but also f$o the tie !onatoac>ui$e' the lot in 194:. hus% Santos ha' no $eason to oust the $espon'ents since he ha' beenin possession of <ot No. 1/2 be5innin5 1972% b+ &i$tue of the t$ansfe$.24
Secon'% the $espon'ents ha' no 'ocuents to p$o&e that the+ )e$e in actual occupation an'
culti&ation of <ot No. 1/2 the $eason the+ 'i' not hee' the <As $e>uest to pe$fect thei$ titleo&e$ it. ,inall+% citin5 Du$isp$u'ence%28 N*,C a$5ues that the RC $i5htl+ $ule' on the issue of itso)ne$ship o&e$ <ot No. 1/2 in 'eci'in5 the issue of p$io$ ph+sical possession as the Rules allo)this% b+ )a+ of exception.26
he Case fo$ Respon'ents
he $espon'entsA a$5uents closel+ a'he$e to the CAs $ulin5. he+ a$5ue that N*,C% $athe$than eetin5 the issues% focuse' on its alle5e' o)ne$ship of <ot No. 1/2 an' the possessionflo)in5 out of its o)ne$ship. he+ 'en+ e&e$ eetin5 Santos an' the+ aintain that thei$continue' possession an' occupation of <ot No. 1/2 belie this suppose' sale. E&en 5$antin5 thatthis sale occu$$e'% Santos coul' still not ha&e ac>ui$e' an+ $i5ht o&e$ <ot No. 1/2 fo$ as of 19:/%it )as still in the nae of the Republic.27 hus% the+ coul' not ha&e t$ansfe$$e' o)ne$ship of <otNo. 1/2 to Santos% an' he cannot clai o)ne$ship of <ot No. 1/2 b+ $eason of this sale. 2:
n the othe$ han'% the $espon'entsA open% continuous% exclusi&e% noto$ious an' a'&e$sepossession of <ot No. 1/2 fo$ th$ee 'eca'es% couple' b+ a clai of o)ne$ship% 5a&e the &este'$i5ht o$ inte$est o&e$ the p$ope$t+.29his &este' $i5ht is e>ui&alent to an actuall+ issue' ce$tificateof title so that the execution an' 'eli&e$+ of the title is a e$e fo$alit+. o sa+ the least% N*,C
'i' not ha&e to sen' the a fo$al 'ean' to &acate/ an' &iolentl+ oust the f$o the p$eisesha' it been in actual possession of the p$ope$t+ as claie'.1
<astl+% the $espon'ents in&o=e' the settle' $ule that the Cou$tAs Du$is'iction in a Rule 48 petition isliite' onl+ to $e&ie)in5 e$$o$s of la). N*,C faile' to sho) isapp$ehension of facts in the CAsfin'in5s to Dustif+ a 'epa$tu$e f$o this $ule.2
he Cou$tAs Rulin5
(e fi$st a''$ess the p$oce'u$al issue $aise'. Resol&in5 the contentions $aise' necessa$il+$e>ui$es us to 'el&e into factual issues% a cou$se not p$ope$ in a petition fo$ $e&ie) on ce$tio$a$i%fo$ a Rule 48 petition $esol&es onl+ >uestions of la)% not >uestions of fact. his $ule is $ea' )iththe e>uall+ settle' 'ictu that factual fin'in5s of the C a$e 5ene$all+ conclusi&e on the pa$tiesan' a$e the$efo$e not $e&ie)able b+ this Cou$t.4 + )a+ of exception% )e $esol&e factual issues)hen% as he$e% conflict atten'e' the fin'in5s of the MCC an' of the RC% on one han'% an' ofthe C% on the othe$. f ino$ note% but )hich )e 'ee ipo$tant to point% the petition nee'lessl+iplea'e' the C% in b$each of Section 4% Rule 48 of the Rules of Cou$t.8
Substanti&el+% the =e+ issue this case p$esents is p$io$ ph+sical possession )hethe$ N*,C ha'been in p$io$ ph+sical possession of <ot No. 1/2.
(e $ule in the ne5ati&e.
,i$st% on the $eliance on the < lette$s an' Ce$tification an' the CAs alle5e' 'is$e5a$' ofN*,CAs e&i'ence. o p$o&e p$io$ ph+sical possession of <ot No. 1/2% N*,C p$esente' the !ee'of $ansfe$% SantosA C P34/8% the !ee' of bsolute Sale% an' the $'e$ of the u$eau of<an's app$o&in5 SantosA f$ee patent application. n p$esentin5 these pieces of e&i'ence% N*,C isappa$entl+ ista=en as it a+ ha&e e>uate' possession that is at issue as an att$ibute ofo)ne$ship to actual possession. he latte$ t+pe of possession is% ho)e&e$% 'iffe$ent f$o an' has'iffe$ent le5al iplications than the fo$e$. (hile these 'ocuents a+ bea$ )ei5ht an' a$eate$ial in contests o&e$ o)ne$ship of <ot No. 1/2% the+ 'o not pe$ se sho) N*,CAs actualpossession of this p$ope$t+.
(e a5$ee that o)ne$ship ca$$ies the $i5ht of possession% but the possession conteplate' b+ theconcept of o)ne$ship is not exactl+ the sae as the possession in issue in a fo$cible ent$+ case.Possession in fo$cible ent$+ suits $efe$s onl+ to possession 'e facto% o$ actual o$ ate$ialpossession% an' not possession flo)in5 out of o)ne$ship@ these a$e 'iffe$ent le5al concepts 6 fo$)hich the la) p$o&i'es 'iffe$ent $ee'ies fo$ $eco&e$+ of possession.7 s )e explaine' in PaDu+o&. Cou$t of ppeals%: an' a5ain in the o$e $ecent cases of Gon?a5a &. Cou$t of ppeals%9 !eG$ano &. <acaba%4/ an' <a5a?o &. So$iano%41 the )o$' "possession" in fo$cible ent$+ suits $efe$s tonothin5 o$e than p$io$ ph+sical possession o$ possession 'e facto% not possession 'e Du$e 42 o$
le5al possession in the sense conteplate' in ci&il la).4 itle is not the issue%44 an' the absenceof it "is not a 5$oun' fo$ the cou$ts to )ithhol' $elief f$o the pa$ties in an eDectent case."48
hus% in a fo$cible ent$+ case% "a pa$t+ )ho can p$o&e p$io$ possession can $eco&e$ suchpossession e&en a5ainst the o)ne$ hiself. (hate&e$ a+ be the cha$acte$ of his possession% ifhe has in his fa&o$ p$io$ possession in tie% he has the secu$it+ that entitles hi to $eain on thep$ope$t+ until a pe$son )ith a bette$ $i5ht la)full+ eDects hi."46 e cannot be eDecte' b+ fo$ce%&iolence o$ te$$o$ 33 not e&en b+ its o)ne$s.47 ,o$ these $easons% an action fo$ fo$cible ent$+ issua$+ in natu$e aie' onl+ at p$o&i'in5 an expe'itious eans of p$otectin5 actualpossession.4: EDectent suits a$e inten'e' to "p$e&ent b$each of x x x peace an' c$iinal 'iso$'e$ an' to copel the pa$t+ out of possession to $espect an' $eso$t to the la) alone to obtain )hat heclais is his."49 hus% lest the pu$pose of these sua$+ p$ocee'in5s be 'efeate'% an+'iscussion o$ issue of o)ne$ship is a&oi'e' unless it is necessa$+ to $esol&e the issue of 'e factopossession.
(e a5$ee )ith the $espon'ents that instea' of s>ua$el+ a''$essin5 the issue of possession an'p$esentin5 e&i'ence sho)in5 that N*,C o$ Santos ha' been in actual possession of <ot No. 1/2%the fo$e$ e$el+ na$$ate' ho) it ac>ui$e' o)ne$ship of <ot No. 1/2 an' p$esente' 'ocuents tothis effect. ts alle5ation that Santos occupie' <ot No. 1/2 in 1972 is unco$$obo$ate'. E&en thetax 'ecla$ations un'e$ SantosA nae a$e ha$'l+ of )ei5ht@ "tax 'ecla$ations an' $ealt+ tax
pa+ents a$e not conclusi&e p$oof of possession. he+ a$e e$el+ 5oo' in'icia of possession inthe concept of o)ne$"8/ but not necessa$il+ of the actual possession $e>ui$e' in fo$cible ent$+cases.
Section 1% Rule 7/ of the Rules of Cou$t p$o&i'es )hen an action fo$ fo$cible ent$+% an' unla)ful'etaine$% is p$ope$B
SECN 1. (ho a+ institute p$ocee'in5s% an' )hen. F SubDect to the p$o&isions of the nextsuccee'in5 section% a pe$son 'ep$i&e' of the possession of an+ lan' o$ buil'in5 b+ fo$ce%intii'ation% th$eat% st$ate5+% o$ stealth% o$ a lesso$% &en'o$% &en'ee% o$ othe$ pe$son a5ainst)ho the possession of an+ lan' o$ buil'in5 is unla)full+ )ithhel' afte$ the expi$ation o$te$ination of the $i5ht to hol' possession% b+ &i$tue of an+ cont$act% exp$ess o$ iplie'% o$ thele5al $ep$esentati&es o$ assi5ns of an+ such lesso$% &en'o$% &en'ee% o$ othe$ pe$son a+ at an+tie )ithin one -1 +ea$ afte$ such unla)ful 'ep$i&ation o$ )ithhol'in5 of possession% b$in5 anaction in the p$ope$ Municipal $ial Cou$t a5ainst the pe$son o$ pe$sons unla)full+ )ithhol'in5 o$'ep$i&in5 of possession% o$ an+ pe$son o$ pe$sons claiin5 un'e$ the% fo$ the $estitution of suchpossession% to5ethe$ )ith 'aa5es an' costs. ephasis ou$s@ italics supplie'H
In'e$ this p$o&ision% fo$ a fo$cible ent$+ suit to p$ospe$% the plaintiff ust alle5e an' p$o&eB -1p$io$ ph+sical possession of the p$ope$t+@ an' -2 unla)ful 'ep$i&ation of it b+ the 'efen'antth$ou5h fo$ce% intii'ation% st$ate5+% th$eat o$ stealth.81 s in an+ ci&il case% the bu$'en of p$ooflies )ith the coplainants -the $espon'ents in this case )ho ust establish thei$ case b+p$epon'e$ance of e&i'ence. n the p$esent case% the $espon'ents sufficientl+ alle5e' an' p$o&e'the $e>ui$e' eleents.
o suppo$t its position% N*,C in&o=es the p$inciple of tac=in5 of possession% that is% )hen itbou5ht <ot No. 1/2 f$o Santos on !ecebe$ 29% 2///% its possession is% b+ ope$ation of la)%tac=e' to that of Santos an' e&en ea$lie$% o$ at the tie !onato ac>ui$e' <ot No. 1/2 in 194:.
N*,CAs $eliance on this p$inciple is isplace'. $ue% the la)82 allo)s a p$esent possesso$ to tac=his possession to that of his p$e'ecesso$3in3inte$est to be 'eee' in possession of the p$ope$t+fo$ the pe$io' $e>ui$e' b+ la). Possession in this $e5a$'% ho)e&e$% pe$tains to possession 'e Du$ean' the tac=in5 is a'e fo$ the pu$pose of copletin5 the tie $e>ui$e' fo$ ac>ui$in5 o$ losin5o)ne$ship th$ou5h p$esc$iption. (e $eite$ate possession in fo$cible ent$+ suits $efe$s to nothin5o$e than ph+sical possession% not le5al possession.
he C b$ushe' asi'e N*,CAs a$5uent on the $espon'entsA failu$e to pe$fect thei$ title o&e$ <otNo. 1/2. t hel' that the issue in this case is not of possession 'e Du$e% let alone o)ne$ship o$ title%but of possession 'e facto. 1âwphi1 (e a5$ee )ith the C@ the 'iscussions abo&e a$e clea$ on this point.
(e a5$ee% too% as )e ha&e in'icate' in passin5 abo&e% that the issue of o)ne$ship can be
ate$ial an' $ele&ant in $esol&in5 the issue of possession. he Rules in fact exp$essl+ allo) thisBSection 16% Rule 7/ of the Rules of Cou$t8 p$o&i'es that the issue of o)ne$ship shall be $esol&e'in 'eci'in5 the issue of possession if the >uestion of possession is inte$t)ine' )ith the issue ofo)ne$ship. ut this p$o&ision is onl+ an exception an' is allo)e' onl+ in this liite' instance33 to'ete$ine the issue of possession an' onl+ if the >uestion of possession cannot be $esol&e')ithout 'eci'in5 the issue of o)ne$ship.84 Sa&e fo$ this instance% e&i'ence of o)ne$ship is not atall ate$ial% as in the p$esent case.88
s a final $eite$ati&e note% this !ecision 'eals onl+ )ith 'e facto possession an' is )ithoutp$eDu'ice to an app$op$iate action fo$ $eco&e$+ of possession base' on o)ne$ship.
(ERE,RE% in li5ht of these consi'e$ations% )e he$eb+ !ENJ the petition@ the 'ecision 'ate',eb$ua$+ 22% 2//6 an' the $esolution 'ate' 0ul+ 1% 2//6 of the Cou$t of ppeals in C3G.R. SPNo. 77//6 a$e he$eb+ ,,RME!.
attest that the conclusions in the abo&e !ecision ha' been $eache' in consultation befo$e thecase )as assi5ne' to the )$ite$ of the opinion of the Cou$tKs !i&ision.
ANTONIO T. CARPIO
ssociate 0usticeChai$pe$son% Secon' !i&ision
C E R , C N
Pu$suant to Section 1% $ticle # of the Constitution% an' the !i&ision Chai$pe$sonKs ttestation% ce$tif+ that the conclusions in the abo&e !ecision ha' been $eache' in consultation befo$e thecase )as assi5ne' to the )$ite$ of the opinion of the Cou$tKs !i&ision.
MARIA OUR#ES P. A. SERENOChief 0ustice
"oo(no()*
1 !ate' Septebe$ 7. 2//6 an' file' on Septebe$ 11% 2//6 un'e$ Rule 48 of the 1997Rules of Ci&il P$oce'u$e% $ollo. pp. 1732.
2 Penne' b+ ssociate 0ustice Ro'$i5o ,. <i. 0$.% an' concu$$e' in b+ ssociate 0usticese$esita !+3<iacco ,lo$es. Roulo #. o$Da% Raon R. Ga$cia% an' Rica$'o R. Rosa$io@ i'.at 2763292.
'. at 9342.
4 !ate' No&ebe$ 29% 2//2. he case )as 'oc=ete' as Ci&il Case No. 29% 1932//2@ i'.at 143181. Penne' b+ 0u'5e Renato . ,uentes.
8 SEC. 4. Contents of petition. F he petition shall be file' in ei5hteen -1: copies% )iththe o$i5inal cop+ inten'e' fo$ the cou$t bein5 in'icate' as such b+ the petitione$% an' shall-a state the full nae of the appealin5 pa$t+ as the petitione$ an' the a'&e$se pa$t+ as$espon'ent% )ithout iplea'in5 the lo)e$ cou$ts o$ Du'5es the$eof eithe$ as petitione$s o$$espon'ents. italics supplie'@ ephasis ou$sH cf. !ela C$u? &. C an' e% 89 Phil. 18:%169 -2//6.
81 See Gon?a5a &. Cou$t of ppeals% sup$a note 6% at 84/% citin5 eDa$ &. Calua5% G.R. No.171277% ,eb$ua$+ 18% 2//7% 816 SCR :4% 91.
82 $ticle 11: of the Ci&il Co'e p$o&i'esB
$t. 11:. n the coputation of tie necessa$+ fo$ p$esc$iption% the follo)in5 $ulesshall be obse$&e'B
-1 he p$esent possesso$ a+ coplete the pe$io' necessa$+ fo$ p$esc$iption b+tac=in5 his possession to that of his 5$anto$ o$ p$e'ecesso$ in inte$est.
8 SEC. 16. Resol&in5 'efense of o)ne$ship. (hen the 'efen'ant $aises the 'efense ofo)ne$ship in his plea'in5s an' the >uestion of possession cannot be $esol&e' )ithout'eci'in5 the issue of o)ne$ship% the issue of o)ne$ship shall be $esol&e' onl+ to'ete$ine the issue of possession. -ephasis ou$s