Case Digest (G.R. No. 208494)
Facts:
Intercontinental Development Corporation (ICDC) filed a complaint for quieting of title before the RTC of Muntinlupa City, Branch 276 against MBJ Land, Inc., Manuel Blanco, Eugenio Delica, Eunice Ilagan, and the Register of Deeds of Makati City, alleging that it was the registered owner of the subject property through TCT Nos. 111350, 111351, and 111352 (and 598 derivative titles) traced to OCT No. 656 issued under Decree No. 9329 in LRC Case No. 2721. ICDC asserted that it acquired title in good faith and for value via a Deed of Assignment from La Paz Investments and Realty Corporation. Petitioners countered that the lands sold to them derived from Delica’s titles rooted in OCT No. 684, and alleged that ICDC’s root and derivative titles were spurious and forged. The RTC initially ruled for ICDC, but later, after the records were burned and reconstituted, it reversed course in an order dated May 27, 2008 and quieted petitioners’ titles while invalidating ICDC’s root title.On a
Case Digest (G.R. No. 208494)
Facts:
- Nature of the consolidated petitions and assailed CA and RTC rulings
- The case involved consolidated petitions for review on certiorari under Rule 45 of the Rules of Court.
- The petitions assailed the Decision dated March 15, 2013 of the Court of Appeals (CA) in CA-G.R. CV No. 93087.
- The CA decision granted the appeal of respondent Intercontinental Development Corporation (ICDC).
- The CA decision reversed and set aside the Order dated May 27, 2008 of the Regional Trial Court (RTC) of Muntinlupa City, Branch 276 in Civil Case No. 99-176.
- The petitions likewise assailed the Resolution dated August 6, 2013 denying separate motions for reconsideration filed by petitioners Manuel M. Serrano (Serrano), MBJ Land, Inc. (MBJ Land) and Manuel Blanco (Blanco), and J&M Properties and Construction Corporation (J&M Properties).
- Parties and property at the center of the controversy
- Respondent Intercontinental Development Corporation (ICDC) was the registered owner and developer of Susana Heights Subdivision in Muntinlupa City.
- The subdivision included the three parcels of land comprising Villages 2, 3, 4 and 5 (subject property).
- The subject property was covered by Transfer Certificate of Title (TCT) Nos. 111350, 111351, and 111352 of the Register of Deeds of Makati City.
- The TCTs traced directly to Original Certificate of Title (OCT) No. 656 issued by the Register of Deeds of Rizal.
- Original land registration chain for ICDC’s root title and subsequent transfers
- OCT No. 656 was issued pursuant to Decree No. 9329 dated December 13, 1912 in Land Registration Case (LRC) No. 2721.
- LRC No. 2721 was applied for by Barry Baldwin, et al. (Baldwin Application).
- ICDC alleged acquisition of ownership by purchase in good faith and for value from La Paz Investments and Realty Corporation (La Paz).
- The purchase was evidenced by a Deed of Assignment dated August 21, 1981 transferring La Paz’s rights and interests over Susana Heights Subdivision to ICDC.
- La Paz, in turn, purchased the subject property from the Madrigal Family as evidenced by a Deed of Absolute Sale dated February 13, 1978.
- After the sale, La Paz commenced development of the subdivision and constructed Susana Road as the main access to Susana Heights Subdivision up to the present.
- After La Paz assigned its interest to ICDC, ICDC developed portions of the subdivision, conducted surveys to determine boundaries, posted “No Trespassing” signs and markers, employed security forces, established field offices within the subject property, and entered into yearly contracts for preservation, cultivation, and harvesting of thousands of mango trees found inside the subject property.
- TCT No. 111350 was later subdivided into 598 smaller lots for sale to potential buyers.
- TCT No. 111350 was cancelled and 598 TCTs were issued in the name of ICDC.
- The total area covered by the titles (as described in the records) involved about 6,143,000,000 square meters.
- The Makati registration issuance discovered by ICDC and the corresponding complaint
- In October 1996, ICDC discovered that the Register of Deeds of Makati City issued TCT Nos. 207282, 207283, and 207284 to petitioner MBJ Land.
- ICDC likewise learned that those properties were previously covered by TCT Nos. S-12625, S-12626, and S-12628 registered in the name of Delica.
- ICDC filed a complaint for quieting of title against petitioners MBJ Land, Blanco, Delica, and the Register of Deeds of Makati City before the RTC of Muntinlupa City, Branch 276.
- The complaint prayed for a declaration that ICDC had a better title to the subject properties.
- The complaint prayed for the annulment of MBJ Land’s TCT Nos. 207282, 207283, and 207284.
- The complaint prayed for the annulment of Delica’s TCT Nos. S-12625, S-12626, and S-12628.
- The complaint was amended to implead petitioners Eunice Ilagan (Ilagan) and J&M Properties, to whom Delica purportedly assigned his rights over the lands registered in his name.
- Defenses and claims of defendants and intervenor-purchasers
- In their Answers, Delica, Ilagan, and J&M Properties averred that Delica was the original owner of ten parcels of land in Bagbagan, Tunasan, Muntinlupa.
- The ten parcels had a total area of 206 hectares and were covered by TCT Nos. S-12619 to S-12628, issued on April 14, 1975.
- They alleged that Delica acquired the parcels in good faith from Juan Ma. Posadas, et al. (Posadas titles).
- The Posadas titles were derived from OCT No. 684, the mother title of the Delica titles.
- They claimed that ICDC’s titles were fake and spurious.
- They asserted that TCT Nos. 111350 and 111352 had no area and that the technical description lacked references.
- They claimed LRA Verification Sheets showed Delica’s titles and their immediate predecessors were intact, while ICDC’s and its predecessors were allegedly not on file.
- They asserted Delica’s titles were superior because OCT No. 684 was issued two years ahead of OCT No. 656.
- Delica denied transferring any property to MBJ Land or Blanco, and denied any transfer to Serrano.
- Delica asserted fraud and claimed that the deeds supporting the transfers were not executed by him, including that he never executed the sale deed to Serrano.
- Serrano’s complaint-in-intervention and his asserted chain
- Serrano filed a Complaint-in-Intervention claiming ownership of seven parcels purchased for value and in good faith from Delica.
- Serrano asserted that by virtue of seven Deeds of Sale dated March 18, 1996, the Delica titles (TCT Nos. S-12619 to S-12621, S-12622, S-12623, S-12624, and S-12627) were cancelled and TCT Nos. 209636 to 209642 were issued in Serrano’s name.
- Serrano alleged overlap between his titles and some of ICDC’s 598 titles.
- Serrano emphasized that Delica’s Decree No. 4552 dated August 27, 1910 was earlier than ICDC’s Decree No. 9329 dated December 16, 1913.
- Delica countered that Serrano’s titles were null and void due to alleged fictitious deed.
- Delica pointed out that Serrano’s titles were issued April 25, 1997 while the deed was dated April 28, 1997.
- Delica maintained that MBJ Land’s, Blanco’s, and Serrano’s titles were based on fictitious deeds he never executed.
- RTC pre-trial issues and technical determination of overlap
- During pre-trial, the parties submitted these issues:
- Whether ICDC had valid titles to the subject property.
- Whether Delica had or had valid titles to the subject property.
- Whether MBJ Land, Ilagan, J&M Properties, and intervenor Serrano had valid titles.
- Who had superior title.
- To determine overlap between ICDC titles and Delica titles, the RTC ordered a joint verification survey with party representation.
- In the Report on the Joint Verification Survey dated March 8, 2004, the court-commissioned team of geodetic engineers, headed by Engr. Bienvenido Cruz, confirmed that there was overlap between areas covered by titles of ICDC and Delica.
- Evidence presented before the RTC and the witnesses
- ICDC presented witnesses including: Atty. Enrique Basa; Engr. Filemon Avelino; Charles Romanillos; Engr. Modesto Allado; and Lilia De Dios.
- MBJ Land, Blanco, and Serrano presented Atty. Venice Andaya as their common witness.
- Delica, Ilagan, and J&M Properties presented Mr. Leonardo Mendoza and Engr. Bienvenido Cruz as their witnesses.
- RTC Decision dated February 5, 2007 granting ICDC’s complaint
- The RTC granted ICDC’s complaint for quieting of title.
- It declared that ICDC’s TCT Nos. 1...(Subscriber-Only)