G.R. No. 180076
November 21, 2012
DIONISIO MANANQUIL,
LAUDENCIA MANANQUIL-VILLAMOR, ESTANISLAO MANANQUIL, and DIANITA
MANANQUIL-RABINO, represented by OTILLO RABINO, Petitioners,
vs.
ROBERTO MOICO, Respondent.
FACTS
In 1991, Iluminardo and
Prescilla Mananquil died without issue, but it turned out that Prescilla had a
child by a previous marriage – namely Eulogio. After the spouses’ death, the Mananquil
heirs executed an Extrajudicial Settlement Among Heirs and adjudicated
ownership over Lots 18 and 19. They took possession of Lots 18 and 19 and leased
them out to third parties.
The Mananquil heirs
discovered that in 1997, Eulogio and two others, Eulogio Baltazar Maypa and
Brenda Luminugue, on the claim that they are surviving heirs of Iluminardo and
Prescilla, had executed an Extrajudicial Settlement of Estate with Waiver of
Rights and Sale, and a Deed of Absolute Sale in favor of Roberto Moico.
Moico began evicting the
Mananquils’ tenants and demolishing the structures they built on Lots 18 and
19. In June, the Mananquils instituted a case for quieting of title and
injunctive relief.
The RTC issued a TRO,
thus suspending eviction and demolition. After trial on the merits, a Decision
was rendered in favor of the Mananquils.
Moico appealed to the CA,
which reversed the trial court.
The CA noted that Lots 18
and 19 must still belong to the NHA, in the absence of proof that Iluminardo
and Prescilla have completed installment payments thereon, or were awarded
titles to the lots. And if the couple disposed of these lots even before title
could be issued in their name, then they may have been guilty of violating
conditions of the government grant, thus disqualifying them from the NHA
program. Consequently, there is no right in respect to these properties that
the Mananquils may succeed to. If this is the case, then no suit for quieting
of title could prosper, for lack of legal or equitable title to or interest in
Lots 18 and 19.
ISSUE
Whether or not the CA
committed a grievous error in construing the provisions of articles 476 and 477
of the civil code against petitioners notwithstanding the positive
circumstances obtaining in this case pointing to the propriety of the cause of
action for quieting of title
RULING
No.
An action for quieting of
title is essentially a common law remedy grounded on equity. The competent
court is tasked to determine the respective rights of the complainant and other
claimants, not only to place things in their proper place, to make the one who
has no rights to said immovable respect and not disturb the other, but also for
the benefit of both, so that he who has the right would see every cloud of
doubt over the property dissipated, and he could afterwards without fear
introduce the improvements he may desire, to use, and even to abuse the
property as he deems best. But "for an action to quiet title to prosper,
two indispensable requisites must concur, namely: (1) the plaintiff or
complainant has a legal or an equitable title to or interest in the real
property subject of the action; and (2) the deed, claim, encumbrance, or
proceeding claimed to be casting cloud on his title must be shown to be in fact
invalid or inoperative despite its prima facie appearance of validity or legal
efficacy."
The issue relating to the
grant of rights, title or award by the NHA determines whether the case for quieting
of title may be maintained. If the petitioners are legitimate successors to or
beneficiaries of Iluminardo upon his death – under the certificate of title,
award, or grant, or under the special law or specific terms of the NHA
program/project – then they possess the requisite interest to maintain suit; if
not, then Civil Case No. 2741-MN must necessarily be dismissed.
Petitioners have failed
to show their qualifications or right to succeed Iluminardo in his rights under
the NHA program/project. They failed to present any title, award, grant,
document or certification from the NHA or proper government agency which would
show that Iluminardo and Prescilla have become the registered owners/beneficiaries/
awardees of Lots 18 and 19, or that petitioners are qualified successors or
beneficiaries under the Dagat-Dagatan program/project, taking over Iluminardo’s
rights after his death. They did not call to the witness stand competent
witnesses from the NHA who can attest to their rights as successors to or
beneficiaries of Lots 18 and 19. They failed to present proof, at the very
least, of the specific law, provisions, or terms that govern the Tondo
Dagat-Dagatan Foreshore Development Project which would indicate a modicum of
interest on their part. For this reason, their rights or interest in the
property could not be established.