Quilala vs Alcantara

Quilala v. Alcantara 371 SCRA 311 (2001)

FACTS: 1. On Febru February ary 20, 20, 1!1, 1!1, Catali Catalina na Quilal Quilalaa e"ecute# e"ecute# a $%&nat $%&nati&n i&n &' &' Real r&erty *nter +iv&- in 'av&r &' +i&leta Quilala &ver a arcel &' lan# l&cate# in Sta. Cru, /anila, c&ntainin an area &'  uare eter, an# reitere# in 4er nae un#er Tran'er Certi'icate &' Title 5&. 1721 &' t4e Reiter &' %ee# '&r /anila.

2. T4e #ee# &' #&nati&n 6a reitere# 6it4 t4e Reiter &' %ee# an#, in #ue c&ure, TCT 5&. 1721 6a cancelle# an# TCT 5&. 1301 6a iue# i n t4e nae &'  +i&le +i &leta ta Qui Quilala lala.. On 5&v 5&veb eber er 7, 1! 1!3, 3, Cat Catalin alinaa Qui Quilala lala #ie #ie#. #. +i& i&let letaa Qui Quilala lala li8e6ie #ie# &n /ay 22, 1!.

3. etiti et iti&ne &nerr Ric8y Quila Quilala la allee allee t4at t4at 4e i t4e urviv urvivin in &n &n &' +i&le +i&leta ta Quilala.

. T4e trial c&urt c&urt '&un '&un# # t4at t4at t4e #ee# &' #&nati #&nati&n, &n, alt4&u alt4&u4 4 ine# ine# by b&t4 b&t4 Catalina an# +i&leta, 6a ac8n&6le#e# be'&re a n&tary ublic &nly by t4e #&n&r, Catalina.

*SS9: *SS9 : ;4 ;4et et4e 4err &r n&t t4 t4ee i in nin in  &n t4 t4ee 6r 6r&n &n  i# i#ee &' t4 t4ee a ae e &' t4 t4ee #&cuent invali#ate it<

R9=*5>: 5&. T4e lac8 &' an ac8n&6le#ent by t4e #&nee be'&re t4e n&tary  ublic #&e n&t al& ren#er t4e #&nati&n null an# v&i#. T4e intruent 4&ul# be treate# in it entirety. *t cann&t be c&ni#ere# a rivate #&cuent in art an# a ublic #&cuent in an&t4er art. T4e 'act t4at it 6a ac8n&6le#e# be'&re a n&tary ublic c&nvert t4e #ee# &' #&nati&n in it entirety a ublic intruent. T4e 'act t4at t4e #&nee 6a n&t enti&ne# by t4e n&tary ublic in t4e ac8n&6le#ent i &' n& &ent. T& be ure, it i t4e c&nveyance t4at 4&ul# be ac8n&6le#e# a a 'ree an# v&luntary act. *n any event, t4e #&nee ine# &n t4e ec&n# ae, 64ic4 c&ntain t4e

Ac8n&6le#ent &nly. ?er accetance, 64ic4 i e"licitly et '&rt4 &n t4e 'irt ae &' t4e n&tarie# #ee# &' #&nati&n, 6a a#e in a ublic intruent.

RICKY Q. QUILALA, petitioner, vs. GLICERIA ALCANTARA, LEONORA ALCANTARA, INES REYES and JOSE REYES,respondents. DECISION YNARES-SANTIAGO, J .:

On February 20, 1!1, Catalina Quilala e"ecute# a %&nati&n &' Real r&erty *nter +iv& in 'av&r &' +i&leta Quilala &ver a arcel &' lan# l&cate# in Sta. Cru, /anila, c&ntainin an area &'  uare eter, an# reitere# in 4er nae un#er  Tran'er Certi'icate &' Title 5&. 1721 &' t4e Reiter &' %ee# '&r /anila. T4e %&nati&n &' Real r&erty *nter +iv& c&nit &' t6& ae. T4e 'irt ae c&ntain t4e #ee# &' #&nati&n itel', an# i ine# &n t4e b&tt& &rti&n by Catalina Quilala a #&n&r, +i&leta Quilala a #&nee, an# t6& intruental 6itnee.  T4e ec&n# ae c&ntain t4e Ac8n&6le#ent, 64ic4 tate erely t4at Catalina Quilala  er&nally aeare# be'&re t4e n&tary ublic an# ac8n&6le#e# t4at t4e #&nati&n 6a 4er 'ree an# v&luntary act an# #ee#. T4ere aear &n t4e le'tB4an# arin &' t4e ec&n# ae t4e inature &' Catalina Quilala an# &ne &' t4e 6itnee, an# &n t4e ri4tB4an# arin t4e inature &' +i&leta Quilala an# t4e &t4er 6itne.  T4e Ac8n&6le#ent rea#: @1

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R9=*C OF T? ?*=**5S ) Q9DO5 C*TE ) S.S. e'&re /e, a 5&tary ublic, '&r an# in t4e City &' Que&n, 4iliine, t4i 20t4 #ay &' Feb. 1!1, er&nally aeare# CATA=*5A Q9*=A=A, 6it4 Rei#ence Certi'icate 5&. 102 iue# at Que&n City &n February , 1!1, 8n&6n t& e an# t& e 8n&6n t& be t4e ae er&n 64& e"ecute# t4e '&re&in intruent an# ac8n&6le#e# t& e t4at t4e ae i 4er &6n 'ree an# v&luntary act an# #ee#. * 4ereby certi'y t4at t4i intruent c&nitin &' t6& (2) ae, inclu#in t4e ae &n 64ic4 t4i ac8n&6le#eent i 6ritten, 4a been ine# by CATA=*5A Q9*=A=A an# 4er intruental 6itnee at t4e en# t4ere&'

an# &n t4e le'tB4an# arin &' ae 2 an# b&t4 ae 4ave been eale# 6it4 y n&tarial eal. *n 6itne 64ere&', * 4ave 4ereunt& et y 4an#, in t4e City &' Que&n, 4iliine, t4i 20 t4 #ay &' Feb., 1!1. (S>%.) 5OTARE 9=*C 9ntil %eceber 31, 1!1 (illeible) %OC 5O. 22G A> 5O. G OOH 5O. I+G SR*S OF 1!1. T4e #ee# &' #&nati&n 6a reitere# 6it4 t4e Reiter &' %ee# an#, in #ue c&ure, TCT 5&. 1721 6a cancelle# an# TCT 5&. 1301 6a iue# i n t4e nae &'  +i&leta Quilala. On 5&veber 7, 1!3, Catalina Quilala #ie#. +i&leta Quilala li8e6ie #ie# &n /ay 22, 1!. etiti&ner Ric8y Quilala allee t4at 4e i t4e urvivin &n &' +i&leta Quilala. /ean64ile, re&n#ent >liceria Alcantara, =e&n&ra Alcantara, *ne Reye an# Juan Reye, claiin t& be Catalina &nly urvivin relative 6it4in t4e '&urt4 civil #eree &' c&nanuinity, e"ecute# a #ee# &' e"traKu#icial ettleent &' e tate, #ivi#in an# a#Ku#icatin unt& t4eelve t4e ab&veB#ecribe# r&erty. On Seteber 13, 1!, re&n#ent intitute# aaint etiti&ner an# >uiller& T. San e#r&, t4e Reitrar &' %ee# &' /anila, an acti&n '&r t4e #eclarati&n &' nullity &' t4e #&nati&n inter vivos, an# '&r t4e cancellati&n &' TCT 5&. 1301 in t4e nae &'  +i&leta Quilala. T4e cae 6a #&c8ete# a Civil Cae 5&. !B203 &' t4e Rei&nal Trial C&urt &' /anila, ranc4 17. Subeuently, re&n#ent 6it4#re6 t4eir  c&laint a aaint >uiller& T. San e#r& an# 4e 6a #r&e# a a artyB #e'en#ant. T4e trial c&urt '&un# t4at t4e #ee# &' #&nati&n, alt4&u4 ine# by b&t4 Catalina an# +i&leta, 6a ac8n&6le#e# be'&re a n&tary ublic &nly by t4e #&n&r, Catalina. C&neuently, t4ere 6a n& accetance by +i&leta &' t4e #&nati&n in a ublic intruent, t4u ren#erin t4e #&nati&n null an# v&i#. Furt4er&re, t4e trial c&urt 4el# t4at n&64ere in Catalina SSS rec&r# #&e it aear t4at +i&leta 6a Catalina #au4ter. Rat4er, +i&leta 6a re'erre# t& t4erein a an a#&te# c4il#, but t4ere 6a n&

 &itive evi#ence t4at t4e a#&ti&n 6a leal. On t4e &t4er 4an#, t4e trial c&urt '&un# t4at re&n#ent 6ere 'irt c&uin &' Catalina Quilala. ?&6ever, ince it aeare# t4at Catalina #ie# leavin a 6ill, t4e trial c&urt rule# t4at re&n#ent #ee# &'  e"traKu#icial ettleent can n&t be reitere#. T4e trial c&urt ren#ere# Ku#ent a '&ll&6:

;?RFOR, Ku#ent i 4ereby ren#ere# in 'av&r &' lainti'' >liceria Alcantara, =e&nar#a Alcantara, *ne Reye an# Juan Reye an# aaint #e'en#ant Ric8y A. Quilala, a '&ll&6: 1. %eclarin null an# v&i# t4e #ee# &' #&nati&n &' real r&erty inter viv& e"ecute# &n February 20, 1!1 by Catalina Quilala in 'av&r &' +i&leta Quilala ("4. A a 6ell a 11 an# 11BA.)G 2. Or#erin t4e Reiter &' %ee# &' /anila t& cancel Tran'er Certi'icate &'  Title 5&. 1301 in t4e nae &' +i&leta Quilala an# t& iue a tran'er certi'icate &' title in t4e nae &' t4e tate &' Catalina QuilalaG 3. %iiin t4e c&laint in&'ar a it ee8 t4e reitrati&n &' t4e #ee# &'  e"traKu#icial ettleent ("4.  an# B1.) an# t4e iuance by t4e Reiter &' %ee# &' /anila &' a tran'er certi'icate &' title in t4e nae &' t4e  lainti''G an# . %iiin t4e c&unterclai &' #e'en#ant Ric8y A. Quilala.  5& c&t. SO OR%R%.

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etiti&ner aeale# t4e a'&reai# #ecii&n. On July 30, 17, t4e C&urt &'  Aeal ren#ere# a #ecii&n a''irin 6it4 &#i'icati&n t4e #ecii&n &' t4e trial c&urt  by #iiin t4e c&laint '&r lac8 &' caue &' acti&n 6it4&ut reKu#ice t& t4e 'ilin &' r&bate r&cee#in &' Catalina allee# lat 6ill an# tetaent. @

;?RFOR, t4e aeale# #ecii&n i 4ereby AFF*R/% 6it4 t4e '&ll&6in /O%*F*CAT*O5: (3) %*S/*SS*5> t4e c&laint '&r lac8 &' caue &' acti&n 6it4&ut  reKu#ice t& t4e 'ilin &' t4e neceary r&bate r&cee#in by t4e interete#  artie & a n&t t& ren#er nuat&ry t4e ri4t &' t4e la6'ul 4eir. etiti&ner 'ile# a &ti&n '&r rec&ni#erati&n, 64ic4 t4e C&urt &' Aeal #enie# &n February 11, 1!. ?ence, t4i etiti&n '&r revie6, raiin t4e '&ll&6in ainent &' err&r: @

A. T? CO9RT OF AA=S RR% *5 R9=*5> T?AT T? %% OF %O5AT*O5 OF RA= RORTE *5TRB+*+OS *S 5OT R>*STRA=.

. T? CO9RT OF AA=S RR% O5 9?O=%*5> T? =O;R  CO9RTS R9=*5> T?AT +*O=TA Q9*=A=A *S 5OT T? %A9>?TR  OF CATA=*5A Q9*=A=A.@

T4e rincial iue raie# i t4e vali#ity &' t4e #&nati&n e"ecute# by Catalina in 'av&r &' +i&leta. 9n#er Article 7 &' t4e Civil C&#e, t4e #&nati&n &' an i&vable ut be a#e in a ublic intruent in &r#er t& be vali#,  eci'yin t4erein t4e  r&erty #&nate# an# t4e value &' t4e c4are 64ic4 t4e #&nee ut ati'y. A a &#e &' acuirin &6ner4i, #&nati&n reult in an e''ective tran'er &' title &ver t4e  r&erty 'r& t4e #&n&r t& t4e #&nee,  an# i er'ecte# 'r& t4e &ent t4e #&n&r  8n&6 &' t4e accetance by t4e #&nee,  r&vi#e# t4e #&nee i n&t #iuali'ie# &r   r&4ibite# by la6 'r& accetin t4e #&nati&n. Once t4e #&nati&n i accete#, it i enerally c&ni#ere# irrev&cable,  an# t4e #&nee bec&e t4e ab&lute &6ner &' t4e  r&erty.  T4e accetance, t& be vali#, ut be a#e #urin t4e li'etie &' b&t4 t4e #&n&r an# t4e #&nee.  *t ay be a#e in t4e ae #ee# &r in a earate ublic #&cuent,  an# t4e #&n&r ut 8n&6 t4e accetance by t4e #&nee. @7

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*n t4e cae at bar, t4e #ee# &' #&nati&n c&ntaine# t4e nuber &' t4e certi'icate &'  title a 6ell a t4e tec4nical #ecriti&n a t4e real r&erty #&nate#. *t tiulate# t4at t4e #&nati&n 6a a#e '&r an# in c&ni#erati&n &' t4e l&ve an# a''ecti&n 64ic4 t4e %O5 inire in t4e %O5OR, an# a an act &' liberality an# ener&ity.  T4i 6a u''icient caue '&r a #&nati&n. *n#ee#, #&nati&n i leally #e'ine# a an act &'  liberality 64ereby a er&n #i&e ratuit&uly &' a t4in &r ri4t in 'av&r &'  an&t4er, 64& accet it. @1

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T4e #&nee accetance &' t4e #&nati&n 6a e"licitly ani'ete# in t4e  enultiate arara4 &' t4e #ee#, 64ic4 rea#:

T4at t4e %O5 4ereby receive an# accet t4e i't an# #&nati&n a#e in 4er 'av&r by t4e %O5OR an# 4e 4ereby e"ree 4er areciati&n an# rate'ulne '&r t4e 8in#ne an# ener&ity &' t4e %O5OR. @17

el&6 t4e ter an# tiulati&n &' t4e #&nati&n, t4e #&n&r, #&nee an# t4eir  6itnee a''i"e# t4eir inature. ?&6ever, t4e Ac8n&6le#ent aearin &n t4e ec&n# ae enti&ne# &nly t4e #&n&r, Catalina Quilala. T4u, t4e trial c&urt rule# t4at '&r +i&leta 'ailure t& ac8n&6le#e 4er accetance be'&re t4e n&tary ublic, t4e ae 6a et '&rt4 erely &n a rivate intruent, i.e., t4e 'irt ae &' t4e intruent. ;e #iaree. T4e ertinent r&vii&n i Secti&n 112, arara4 2 &' rei#ential %ecree 5&. 12, 64ic4 tate:

%ee#, c&nveyance, encubrance, #ic4are, &6er &' att&rney an# &t4er v&luntary intruent, 64et4er a''ectin reitere# &r unreitere# lan#, e"ecute# in acc&r#ance 6it4 la6 in t4e '&r &' ublic intruent 4all be reitrable:  Provided, t4at, every uc4 intruent 4all be ine# by t4e er&n &r er&n e"ecutin t4e ae in t4e reence &' at leat t6& 6itnee 64& 4all li8e6ie in t4ere&n, an# 4all be ac8n&6le#e# t& be t4e 'ree act an# #ee# &' t4e er&n &r er&n e"ecutin t4e ae be'&re a

n&tary ublic &r &t4er ublic &''icer aut4&rie# by la6 t& ta8e ac8n&6le#ent. ;4ere t4e intruent & ac8n&6le#e# c&nit &' t6& &r &re ae inclu#in t4e ae 64ere&n ac8n&6le#ent i 6ritten, eac4  ae &' t4e c&y 64ic4 i t& be reitere# in t4e &''ice &' t4e Reiter &' %ee#, &r i' reitrati&n i n&t c&ntelate#, eac4 ae &' t4e c&y t& be 8et by t4e n&tary ublic, e"cet t4e ae 64ere t4e inature alrea#y aear at t4e '&&t &' t4e intruent, 4all be ine# &n t4e le't arin t4ere&' by t4e er&n &r er&n e"ecutin t4e intruent an# t4eir 6itnee, an# all t4e ae eale# 6it4 t4e n&tarial eal, an# t4i 'act a 6ell a t4e nuber &' ae 4all be tate# in t4e ac8n&6le#ent. ;4ere t4e intruent ac8n&6le#e# relate t& a ale, tran'er, &rtae &r encubrance &' t6& &r &re arcel &' lan#, t4e nuber t4ere&' 4all li8e6ie be et '&rt4 in ai# ac8n&6le#ent. (un#erc&rin &ur). A tate# ab&ve, t4e ec&n# ae &' t4e #ee# &' #&nati&n, &n 64ic4 t4e Ac8n&6le#ent aear, 6a ine# by t4e #&n&r an# &ne 6itne &n t4e le'tB4an# arin, an# by t4e #&nee an# t4e &t4er 6itne &n t4e ri4tB4an# arin. Surely, t4e reuireent t4at t4e c&ntractin artie an# t4eir 6itnee 4&ul# in &n t4e le'tB 4an# arin &' t4e intruent i n&t ab&lute. T4e inten#ent &' t4e la6 erely i t& enure t4at eac4 an# every ae &' t4e intruent i aut4enticate# by t4e artie. T4e reuireent i #eine# t& av&i# t4e 'ali'icati&n &' t4e c&ntract a'ter t4e ae 4a alrea#y been #uly e"ecute# by t4e artie. ?ence, a c&ntractin arty a''i"e 4i inature &n eac4 ae &' t4e intruent t& certi'y t4at 4e i areein t& everyt4in t4at i 6ritten t4ere&n at t4e tie &' inin. Sily ut, t4e eci'icati&n &' t4e l&cati&n &' t4e inature i erely #irect&ry. T4e 'act t4at &ne &' t4e artie in &n t4e 6r&n i#e &' t4e ae, t4at #&e n&t invali#ate t4e #&cuent. T4e ur&e &' aut4enticatin t4e ae i erve#, an# t4e reuireent in t4e ab&veBu&te# r&vii&n i #eee# ubtantially c&lie# 6it4. *n t4e ae vein, t4e lac8 &' an ac8n&6le#ent by t4e #&nee be'&re t4e n&tary  ublic #&e n&t al& ren#er t4e #&nati&n null an# v&i#. T4e intruent 4&ul# be treate# in it entirety. *t cann&t be c&ni#ere# a rivate #&cuent in art an# a ublic #&cuent in an&t4er art. T4e 'act t4at it 6a ac8n&6le#e# be'&re a n&tary ublic c&nvert t4e #ee# &' #&nati&n in it entirety a ublic intruent. T4e 'act t4at t4e #&nee 6a n&t enti&ne# by t4e n&tary ublic in t4e ac8n&6le#ent i &' n& &ent. T& be ure, it i t4e c&nveyance t4at 4&ul# be ac8n&6le#e# a a 'ree an# v&luntary act. *n any event, t4e #&nee ine# &n t4e ec&n# ae, 64ic4 c&ntain t4e Ac8n&6le#ent &nly. ?er accetance, 64ic4 i e"licitly et '&rt4 &n t4e 'irt ae &' t4e n&tarie# #ee# &' #&nati&n, 6a a#e in a ublic intruent. *t 4&ul# be tree# t4at t4i C&urt, n&t bein a trier &' 'act, can n&t a8e a #eterinati&n &' 64et4er +i&leta 6a t4e #au4ter &' Catalina, &r 64et4er etiti&ner  i t4e &n &' +i&leta. T4ee iue 4&ul# be ventilate# in t4e ar&riate r&bate &r  ettleent r&cee#in a''ectin t4e reective etate &' Catalina an# +i&leta. Su''ice it t& tate t4at t4e #&nati&n, 64ic4 6e #eclare 4erein t& be vali#, 6ill till be ubKecte# t& a tet &n it in&''ici&une un#er Article 771, in relati&n t& Article 72, 11 an# @1!

12 &' t4e Civil C&#e. /&re&ver, r&erty #&nate# inter vivos i ubKect t& c&llati&n a'ter t4e #&n&r #eat4,  64et4er t4e #&nati&n 6a a#e t& a c&ul&ry 4eir &r a traner,  unle t4ere i an e"re r&4ibiti&n i' t4at 4a# been t4e #&n&r intenti&n. @1

@20

@21

WHEREFORE, in vie6 &' t4e '&re&in, t4e etiti&n i >RA5T%. T4e

aeale# #ecii&n &' t4e C&urt &' Aeal i R+RS% an# ST AS*%, an# a ne6  Ku#ent i ren#ere# #iiin Civil Cae 5&. !B203. SO ORDERED.