Republic of the Philippines

COURT OF APPEALS
Manila
TAGUMPAY DELOS REYES, RUTH DELOS
REYES, MIRIAM DELOS REYES, MOSES
DELOS REYES, EDWARD DELOS REYES,
Petitioner-Appellant,
-- versus --
FEDERICO MARIANO & SPOUSES
CARLOS RIVERA & ANGELINA RIVERA,
Respondents-Appellees.
x ----------------------------------------------- x
CA-G.R. CV No. 94-70450
BRIEF FOR APPELLANT
Petitiones-appellants !AG"MAP# $%&'( R%#%() R"!* $%&'(
R%#%() M+R+AM $%&'( R%#%() M'(%( $%&'( R%#%( AN$ %$,AR$
$%&'( R%#%(.) b- un.esi/ne. counsel) to this *onoable Cout) espectfull-
sub0it the follo1in/ 2ief3
1 ASSIGNMENT OF ERRORS
THE LOWER COURT COMMITTED GRAVE
REVERSIBLE ERROR IN DECLARING AS VALID
THE SALE BY AND BETWEEN THE DEFENDANTS
DATED FEBRUARY !, 1""!, AS EVIDENCED BY A
DEED OF ABSOLUTE SALE
1
AND IN IN REFUSING
TO RECOGNI#E AND DECLARE THAT THE
HEREIN PLAINTIFFS-APPELLANTS POSSES THE
RIGHT OF FIRST REFUSAL OVER THE
1
Annex A
2
PROPERTY SUB$ECT OF THE PRESENT
CONTROVERSY, CONSIDERING THAT%
1 THE RIGHT OF THE PLAINTIFFS-APPELLANTS
TO BE INFORMED AND THEREAFTER
OFFERED THE SALE OF THE LEASED
PROPERTY AS MANDATED UNDER THE LAW
WAS NOT OBSERVED BY THE DEFENDANTS
& THE SALE OF THE PROPERTY IN
CONTROVERSY WAS DONE WITH
MALISCIOUS INTENT TO CONTROVERT THE
CLEAR PROVISIONS OF THE LAW
GOVERNING SALES AND LEASE AS
PROVIDED FOR UNDER THE CIVIL CODE
' THE LESSOR AND THE BUYERS CANNOT
E(PLOIT THE )RIGHT OF FIRST REFUSAL
CLAUSE* AS A VEHICLE TO DEPRIVE THE
HEREIN PLAINTIFFS-APPELLANTS OF THEIR
RIGHTS PROTECTED UNDER THE LAW
1 STATEMENT OF THE CASE
4. !his is an appeal fo0 the $ecision
5
of 2anch 4 of the Re/ional !ial
Cout of the National Capital 6u.icial Re/ion .eclain/ 7ali. the sale of the
lease. popet- b- .efen.ant 8e.eico Maiano to .efen.ant spouses
Calos an. An/elina Ri7ea.
2
Annex 92: heeof; Records) pp. <<9-<44.
3
A cetifie. cop- of the $ecision of 2anch 4 of the Re/ional !ial Cout of
the National Capital 6u.icial Re/ion is attache. heeto an. 0a.e an inte/al pat
heeof as Annex 92:.
1.1. !he plaintiffs-appellants file. a petition
<
fo the 9$eclaation of
Nullit- of (ale an.=o Annul0ent of (ale) Recon7e-ance of Real Popet-) an.
$a0a/es 1ith +n>unction) Peli0ina- +n>unction an. Pa-e fo !e0poa-
Restainin/ '.e: affle. to 2anch 4 Re/ional !ial Cout of the National Capital
6u.icial Re/ion.
1.2. +n its Petition) petitiones-appellants assete. that the- ae the
le/iti0ate tenants un.e a contact of lease of a pacel of lan. an. esi.ential
house situate. at the Pasi/ &ine (teet nea Manila cone 5045 Mabuha- (teet)
$istict of (ta. Ana) Manila) fo0el- o1ne. b- spouses %xe?uiel Maiano an.
(alu. Maiano since Apil) 49@0; that the- ha7e been continuousl- an. eli/iousl-
pa-in/ entals since afoesai. .ate up to the pesent) 1ith a statin/ ental fee of
8'"R *"N$R%$ P%('( APhP 400.00.00B pe 0onth.
1.3. !hat the plaintiffs-appellants ha7e been eli/iousl- an. faithfull-
pa-in/ the entals of the afoe0entione. lease. popet- since Apil 49@0 up to
the pesent; !hat since Au/ust) 49@4) the plaintiffs-appellants ha7e state.
pa-in/ the entals to .efen.ant MaianoCs caetaDe of the popet-) 1ho also
esi.e. in the sa0e pe0ises.
1.4. !hat the o1neship of the afoe0entione. lease. popet- 1as
tansfee. to .efen.ant 8e.eico Maiano) one of the chil.en of the spouses
%xe?uiel an. (alu. Maiano.
1.5. !hat late on) the plaintiffs-appellants ha7e leane. that the lease.
popet- 1as subse?uentl- sol. b- .efen.ant 8e.eico Maiano to .efen.ant
spouses Calos an. An/elina Ri7ea as pe $ee. of Absolute (ale
4
.ate.
8ebua- 4) 4994.
1.6. !hat sai. eal popet-) is no1 tansfee. an. e/istee. in the
na0es of sai. .efen.ant spouses Ri7ea un.e !ansfe Cetificate of !itle No.
3
Annex C hereof; Records, pp. 5-17.
4
Annex A; Records, pp. 1-6.
4
544EE5
5
issue. an. eco.e. b- the Re/ist- of $ee.s fo the Cit- of Manila)
cop- attache. heein an. 0a.e inte/al pat of the eco.s.
1.7. !hat the sub>ect popet- of this pesent conto7es- is 1ithin the
aeas fo pioit- .e7elop0ent an. uban lan. efo0 Fones.
1.8. !hat the .efen.ant 8e.eico Maiano sol. the sai. eal popet- to
.efen.ant spouses Calos an. An/elina Ri7ea 1ithout the Dno1le./e of the
plaintiffs) an. 1ithout fist 0aDin/ the poposal to sell sai. popet- to the
plaintiffs theeb- .epi7in/ the0 thei i/ht of fist efusal to bu- sai. popet- as
e?uie. an. po7i.e. fo un.e existin/ la1s; thus the sai. sale ha7in/ been
0a.e a/ainst the pohibitions of 0an.ato- an. pohibito- la1s) o 1ith an
unla1ful cause) the sa0e is null an. 7oi. fo0 inception.
1.9. !hat in the 0onin/ of Ma- E) 4994) .efen.ant Calos Ri7eaCs
%n/inee) capentes an. 0en ca0e to the popet- sub>ect of this case an.
.e0an.e. the plaintiffs to 7acate the pe0ises because of alle/e.l- so0e
epais to be 0a.e b- the pesent o1ne; !hat a/ainst the 1ill an. potest of the
plaintiffs-appellants) .efen.ant Ri7eaCs 0en e0o7e. the oofs an. so0e
potions of the house.
1.10. !hat the plaintiffs-appellants .e0an.e. fo0 the .efen.antCs 0en
to sho1 a cout o.e to e>ect the0 fo0 the lease popet-) but the- coul. not
sho1 an- such cout o.e; &ate .efen.ant Ri7eaCs %n/inee an. 0en left the
pe0ises 1ith the theat that the- 1ill etun to finish the >ob an. tol. the plaintiffs
the- bette 7acate the pe0ises soon.
1.11. !hat plaintiffs ae entitle. to the eliefs .e0an.e. an. the 1hole o
pat of such eliefs consist in estainin/ the co00ission o continuance of the
acts co0plaint of) i.e.) the afoe0entione. acts of haass0ents an. the
peten.e. epai of the pe0ises co00itte.) bein/ co00itte. o to be co00itte.
b- the .efen.ant spouses Calos an. An/elina Ri7ea upon the plaintiffs; o in
the pefo0ance of the act o acts) eithe fo li0ite. peio. o pepetuall-.
1.12. !hat the co00ission of continuance of so0e act co0plaine. of
.uin/ the liti/ation afoecite. 1oul. pobabl- 1oD in>ustice to the plaintiffs.
5
Annex D; Records, pp. 1-2.
5
1.13. !hat the .efen.ants spouses Calos an. An/elina Ri7ea an.=o
thei %n/inee) capentes) 1oDes an. othe pesons actin/ fo an. in thei
behalf ae .oin/) theaten) o ae about to .o an. ae pocuin/ o suffein/ to be
.one) so0e acts pobabl- in 7iolation of the plaintiffCs i/hts espectin/ the
sub>ect of the action) an. ten.in/ to en.e the >u./0ent ineffectual.
1.14. !hat /eat an. iepaable in>u- an. .a0a/es 1oul. esult to the
heein plaintiffs-applicants if the peli0ina- in>unction an.=o the te0poa-
estainin/ o.e heein applie. fo is not /ante. befoe the 0atte is hea. on
notice.
1.15. !hat the plaintiffs-appellants pa-e. a0on/ othes that the $ee. of
(ale AAnnex AB heeof execute. b- .efen.ant 8e.eico Maiano in fa7o An/elina
Ri7ea o7e the abo7e-.escibe. pacel of lan. be .eclae. Voi. ab initio:; !hat
the .efen.ants be o.ee. to econ7e- the sub>ect popet- of this conto7es- to
the heein plaintiffs-appellants.
1.16. !hat the cout issue. the te0poa- estainin/ o.e pa-e. fo;
1.17. !hat .uin/ the heain/ fo the peli0ina- in>unction) the paties
file. a >oint 0otion Ap. 474) Reco.s.B pa-in/ fo the .efe0ent of the heain/ on
the in>unction; !he cout /ante. the 0otion fo the .efe0ent of sai. in>unction
heain/.
1.18. As espon.ents-appellees a.0itte. all the .ocu0ents pesente.
an. 0aDe. .uin/ pe-tial) petitione-appellant .ispense. 1ith the pesentation
of 1itnesses. !he follo1in/ exhibits 1ee stipulate. on b- the paties an.
a.0itte. b- the cout a quo
Pe+,+,-.er/s
E01,2,+s
Des3r,4+,-. Res4-.5e.+s/
E01,2,+s
$ee. of Absolute (ale
!ansfe Cetificate of !itle
9A:
9$:
9A: $ee. of Absolute (ale .ate. 8ebua- 4) 94:
6
4994
92: $ecision of 2anch 4 of the Re/ional !ial
Cout of the National Capital 6u.icial
Re/ion
9C: Petition fo the 9$eclaation of Nullit- of
(ale an.=o Annul0ent of (ale)
Recon7e-ance of Real Popet-) an.
$a0a/es 1ith +n>unction) Peli0ina-
+n>unction an. Pa-e fo !e0poa-
Restainin/ '.e
1.19. (i0ilal-) espon.ents-appellees no lon/e pesente. 1itnesses)
ha7in/ co00on .ocu0enta- exhibits as petitione-appellant) as state. abo7e.
1.20. !he paties then file. thei especti7e Me0oan.a
E
. 'n 8ebua-
54) 504<) the cout a quo en.ee. the assaile. $ecision) the .ispositi7e potion
of 1hich ea.s3
9,*%R%8'R%) >u./0ent is heeb- en.ee. in fa7o of the
plaintiffs a/ainst the .efen.ants o.ein/ the .efen.ants to pa- the
plaintiffs 0oal .a0a/es in the su0 of 'N% *"N$R%$
!*'"(AN$ P%('( APhP 400)000.00B) an. exe0pla- .a0a/es in
the su0 of 8+8!# !*'"(AN$ P%('( APhP 50)000.00B. !he
co0plaint is .is0isse. in all othe espect.:
1.21. A//ie7e.) petitione-appellant file. a Notice of Appeal
7
on Mach
4<) 504<) 1hich 1as /i7en .ue couse b- the cout a ?uo in an '.e .ate. Apil
47) 504<
@
;
6
PetitioneCs Me0oan.u0 .ate. (epte0be 5E) 5040) Records) pp. 5@@-<0@; Respon.entsC Me0oan.u0
.ate. 'ctobe 40) 5040) Records) pp. <<4-<<7.
7
Records) pp. <49-<50.
8
Records) p. <57.
7
1.22. 'n Au/ust 5) 504<) petitione-appellant ecei7e. the Notice fo0
the *onoable Cout e?uiin/ it to file its appellantCs bief 1ithin fot--fi7e A45B
.a-s fo0 eceipt theeof) o until (epte0be 4E) 504<. *ence) this AppellantCCs
2ief 1as ti0el- file..
&1 STATEMENT OF THE FACTS
2. Petitiones-appellants !AG"MPA# $%&'( R%#%() R"!* $%&'( R%#%()
M+R+AM $%&'( R%#%() M'(%( $%&'( R%#%( AN$ %$,AR$ $%&'(
R%#%( ae pi7ate pesons an. ae the le/iti0ate lessees=tenants of a pacel
of lan. an. a esi.ential house situate. at the Pasi/ &ine (teet nea Manila
cone 5045 Mabuha- (teet) $istict of (ta. Ana) Manila;
2.1. Respon.ents-appellees 8%$%R+C' MAR+AN') is a pi7ate peson)
tansfeee-o1ne of the abo7e-.escibe. eal popet-) an.) (P'"(%(
CAR&'( R+V%RA AN$ ANG%&+NA R+V%RA) ae pi7ate pesons) heein
bu-e of the sa0e popet- in7ol7e. in this case.
2.2. !he fathe of the heein plaintiff-appellant !a/u0pa- $elos Re-es an.
one %xe?uiel Maiano) entee. into a contact of lease of the pe0ises of
An/eline (teet cone 5045 (anches (teet.) (ta. Ana Manila) fo a
peio. of one -ea) fo0 Apil 45) 49@0 fo a 0onthl- ental of 8'"R
*"N$R%$ P%('( APhP 400.00B.
9
2.3. !he sai. contact of lease ha. expie. afte one -ea) an. 1as not
fo0all- ene1e.. 2ut the plaintiffs e0aine. in the pe0ises pa-in/
0onthl- entals as sho1n b- 9%xhibit 8:
40
All these eceipts 1ee si/ne.
b- cetain 'la.oc 1ho is clai0e. b- the heein plaintiff-appellant to be the
caetaDe of the fo0e o1ne) Maiano.
2.4. 'n 8ebua- 4) 4994) the pe0ises bein/ ente. b- the plaintiffs 1as sol.
in fa7o of heein .efen.ants-appellees spouses Calos Ri7ea an.
9
Annex hereof.
1!
Annex " hereof; "-12.
8
An/elina Ri7ea. 2- 7itue of sai. sale) a !ansfe Cetificate of !itle 1as
issue. in fa7o of the Ri7ea (pouses.
2.5. !he Ri7eas Dne1 at the ti0e of the sale that the $elos Re-es fa0il-
1ee the tenants of the popet-) as 1ell as the fact of the expiation of
thei lease contact.
2.6. +n a lette
44
.ate. Apil 40) 4995) the Ri7eas thou/h thei counsel
.e0an.e. fo0 the $elos Re-eses pa-0ent of entals at the ate of 8+V%
*"N$R%$ P%('( APhp 500.00B fo0 8ebua- 4) 4994. 2- 7itue of sai.
.e0an.) the $elos Re-eses pai. b- 0eans of a cashieCs checD
45
co7ein/ the peio. of 8ebua- 4) 4995 to Apil 4) 4995. As fo the peio.
of Ma- 4995 an. the subse?uent 0onths in 4995) anothe cashieCs
checD
4<
1as ten.ee.. (ai. checDs 1ee ne7e encashe..
2.7. !hou/h the e?uest of .efen.ant-appellee Calos Ri7ea) $ante (un/a
obtaine. a necessa- pe0it
44
fo epai fo0 the cit- hall of Manila.
2.8. 'n Ma- E) 4994) (un/a 1ith so0e 55 0en 1ent to the house to epai
the sa0e. !he occupants esiste. but (un/a an. his co0pan-
ne7etheless state. e0o7in/ the oof. !he heein plaintiff-appellants
.e0an.e. to sho1 an- authoiFation .ul- issue. b- co0petent offices
pe0ittin/ the0 to .e0olish the house. (un/a an. his co0panions faile.
to sho1 an- pe0it except fo the epai pe0it issue. to the0 b- the Cit-
*all. 2- eason of sai. esistance an. .e0an.) (un/a an. his co0pan-
stoppe. the .e0olition.
2.9. 'n Ma- 40) 4995) Calos Ri7ea) $ante (un/a an. so0e 50-<0 pesons
to/ethe 1ith so0e police0en in ci7ilian attie 1ent bacD to the popet-
an. state. e0o7in/ the oof an. cuttin/ the electical connection of the
house. !his 1as epote. to the police an. 1as entee. in a police blotte
11
Annex #
12
Annex $
13
Annex %
14
Annex &
9
of Pecinct E. A cetain occupant of the secon. floo also epote. the
sa0e inci.ent to the PeopleCs 6ounal.
2.10. 2- the ti0e the 0en ca0e bacD aoun. afte lunch of Ma- 40)
4994) cetain epesentati7es fo0 PeopleCs 6ounal 1ee also in the
pe0ises. !he people fo0 PeopleCs 6ounal asDe. fo a cout o.e but
1hat 1as sho1n to the) as a epai pe0it. !he people fo0 PeopleCs
6ounal tol. (un/a an. co0pan- that 1hat the- ae .oin/ is pohibite. b-
la1. (un/a an. his 0en left.
2.11. ,hile the inci.ent in ?uestion 1as /oin/ on) photo/aphs
45
of 1hat
tanscibe. 1ee taDen. !hese exhibits sho1 the follo1in/3
Pe+,+,-.er/s
E01,2,+s
Des3r,4+,-. Res4-.5e.+s/
E01,2,+s
96: (ho1n the la..e an. the 0en cli0bin/.
!he 0en 1ee positi7el- i.entifie. as
Ri7ea an. (un/a
96-4: Men 1ho cli0be. the oof 94:
96-5: Photos of the police0en pesent in the
pe0ises
96-<: to 96-5: 0en of Ri7ea an. (un/a e0o7in/ the
oofin/s
96-E: !he pieces of G.+. sheets an. 1oo.s
e0o7e. fo0 the house
96-7: (ho1s the finishe. 1oD of e0o7in/ the
oof
96-@: !he pieces of e0o7e. 0ateials place. on
the /oun.
96-9: !he cut electical connection
96-40: (ho1in/ the oofin/ co0pletel- e0o7e.
96-45: (ho1in/ t1o pesons) police0an inspecto
PeeF an. (un/a. !he police0an PeeF
15
Annex & 'o &-12
10
1as sho1n in a ci7ilian attie 1ith a /un
tucDe. in his 1aist.
2.12. !he plaintiffs-appellants file. a petition
4E
fo the 9$eclaation of
Nullit- of (ale an.=o Annul0ent of (ale) Recon7e-ance of Real Popet-)
an. $a0a/es 1ith +n>unction) Peli0ina- +n>unction an. Pa-e fo
!e0poa- Restainin/ '.e: affle. to 2anch 4 Re/ional !ial Cout of
the National Capital 6u.icial Re/ion.
4.4. 'n 8ebua- 54) 504<) the cout a quo en.ee. the assaile. $ecision
en.ein/ heein .efen.ant-appellee liable to the $elos Re-eses pa-0ent
of 0oal .a0a/es in the a0ount of 'N% *"N$R%$ !*'"(AN$
P%('( APhP 400)000.00B as 1ell as exe0pla- .a0a/es in the su0 of
8+8!# !*'"(AN$ P%('( APhP 50)000.00B. !he cout a ?uo liDe1ise
eco/niFe. the 7ali.it- an. le/alit- of the (ale of the sub>ect popet- to
(pouses Ri7ea. 8inall-) the especte. cout .eclae. as non-existent the
i/ht of fist efusal of the heein plaintiffs-appellants.
*ence) this appeal.
' ARGUMENTS6DISCUSSION
THE LOWER COURT COMMITTED GRAVE
REVERSIBLE ERROR IN DECLARING AS VALID
THE SALE BY AND BETWEEN THE DEFENDANTS
DATED FEBRUARY !, 1""!, AS EVIDENCED BY A
DEED OF ABSOLUTE SALE
17
AND IN REFUSING
TO RECOGNI#E AND DECLARE THAT THE
16
Annex C hereof; Records, pp. 5-17.
17
Annex A
11
HEREIN PLAINTIFFS-APPELLANTS POSSES THE
RIGHT OF FIRST REFUSAL OVER THE
PROPERTY SUB$ECT OF THE PRESENT
CONTROVERSY
The right of the plaintiffs-appellants to be informed and
thereafter offered to buy the leased property as mandated
under the law was not observed by the defendants, HENCE,
the sale of the leased property to Spouses Rivera is V!" #$
!N!T!
------------------------------------------------------
+n its $ecision) the cout a quo hel. that the contention of the plaintiffs that
the- ae entitle. to the i/ht of fist efusal is not tenable an. 1ithout 0eit
because plaintiffs ae lessees of the house in7ol7e. in the conto7es- an. as
such) the- .onCt ha7e an- such i/ht o pi7ile/e.
,hile the lesso-lessee elationship bet1een the .efen.ant Maiano an.
heein plaintiff-appellants $elos Re-es is ne7e ?uestione.) un.e ou pesent
Ci7il Co.e) it is po7i.e. fo) that3
Art. 1485. !"e precedin# article s"all $e applied to
contracts purportin# to $e leases o% personal
propert& 'it" option to $u&, '"en t"e lessor "as
depri(ed t"e lessee o% t"e possession or en)o&*ent
o% t"e t"in#.
Cleal-) ou pesent la1s eco/niFe that) b- expess /ant in a contact of
lease) the lessee en>o-s the i/ht to be fist offee. to bu- the lease. popet-
befoe the o1ne-lesso can le/all- effect sale to a thi. peson. !he contact of
12
lease entee. into bet1een heein .efen.ant-appellee an. plaintiff-appellant
cleal- po7i.e. fo an 9option to bu-: clause.
%7en assu0in/ a/u0en.o) that the pe7ailin/ contact of lease .i. not
cleal- state. no eco/niFe that the i/ht of fist efusal is /ante. to the tenants)
P.$. No. 4547) in efein/ to the pe-e0pti7e o e.e0pti7e i/ht of a lease)
speaDs of uban lan. un.e lease on 1hich a tenant has built his ho0e an. in
1hich he has esi.e. fo ten -eas o 0oe.
+n the case of +state o% ,rlando -lenado and .eni%reda !. -lenado (s.
-lenado, the (upe0e Cout sai.3
/eirs are $ound $& t"e contracts entered into $&
t"eir predecessors-in-interest e0cept '"en t"e ri#"ts
and o$li#ations t"erein are not trans*issi$le $& t"eir
nature, $& stipulation or $& pro(ision o% la'1 A
contract o% lease is #enerall& trans*issi$le to t"e
"eirs o% t"e lessor or lessee2it in(ol(es a propert&
ri#"t and, as suc", t"e deat" o% a part& does not
e0cuse non-per%or*ance o% t"e contract1 As a
#eneral rule, co(enants to rene' a lease are not
personal $ut 'ill run 'it" t"e land.
8uthe) in the case of in Rosencor 3e(elop*ent 4orporation (. 5nquin#
6354 74RA 119 820019:, it has been hel. that3
.e "a(e pre(iousl& "eld t"at not all a#ree*ents
;a%%ectin# land< *ust $e put into 'ritin# to attain
en%orcea$ilit&. !"us, 'e "a(e "eld t"at t"e settin#
up o% $oundaries, t"e oral partition o% real propert&,
and an a#ree*ent creatin# a ri#"t o% 'a& are not
co(ered $& t"e pro(isions o% t"e statute o% %rauds.
13
!"e reason si*pl& is t"at t"ese a#ree*ents are not
a*on# t"ose enu*erated in Article 1403 o% t"e
=e' 4i(il 4ode. A ri#"t o% %irst re%usal is not a*on#
t"ose listed as unen%orcea$le under t"e statute o%
%rauds. >urt"er*ore, t"e application o% Article 1403,
par. 26e: o% t"e =e' 4i(il 4ode presupposes t"e
e0istence o% a per%ected, al$eit un'ritten, contract
o% sale. A ri#"t o% %irst re%usal, suc" as t"e one
in(ol(ed in t"e instant case, is not $& an& *eans a
per%ected contract o% sale o% real propert&. At $est, it
is a contractual #rant, not o% t"e sale o% t"e real
propert& in(ol(ed, $ut o% t"e ri#"t o% %irst re%usal
o(er t"e propert& sou#"t to $e sold.
Consi.ein/ the abo7e-cite. ulin/s of the *onoable Cout) it is 0anifest
that the pupote. sale of the lease. popet- to (pouses Ri7ea tansfee. no
i/ht of o1neship as the 7en.o) heein .efen.ant-appellee 8e.eico Maiano)
1hile bein/ the tue an. e/istee. o1ne of the popet- in conto7es- possess
no absolute i/ht to effect the sale as he is boun. b- the a/ee0ent e0bo.ie. in
the &ease Contact bet1een his fathe) %xe?uiel Maiano an. the $elos Re-eses.
The plaintiff-appellants are legitimate tenants of the leased
property, the non-renewal of the e%pired lease notwithstanding
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Citin/ Aticle At. 4E70 of the Ne1 Ci7il Co.e) it is po7i.e. that3
1. 5% at t"e end o% t"e contract t"e lessee s"ould
continue en)o&in# t"e t"in# leased %or %i%teen
da&s 'it" t"e acquiescence o% t"e lessor, and
unless a notice to t"e contrar& $& eit"er part&
14
"as pre(iousl& $een #i(en, it is understood
t"at t"ere is an i*plied ne' lease, not %or t"e
period o% t"e ori#inal contract, $ut %or t"e ti*e
esta$lis"ed in Articles 1682 and 1687. !"e
othe ter*s o% t"e ori#inal contract s"all $e
re(i(ed.
+n the pesent case befoe this honoable Cout) it has been un.ispute.
that the oi/inal contact of lease ha. expie. in Apil 45) 49@4 o one -ea afte it
1as pefecte.) the fact that the tenants e0aine. in the pe0ises 1ithout an-
ob>ection o .e0an. to e7acuate fo0 the o1nes) it is cleal- the intention of the
paties to ene1 the lease contact. !he fact that the o1nes ha7e continuousl-
accepte. an. issue. eceipts fo each pa-0ent of 0onthl- ental onl- po7es
thei confo0it- 1ith the i0plie. ne1 lease o7e the popet-. !he .efen.ants
cannot 7ali.l- clai0 that the- ae of no Dno1le./e of the extent of sta- of the
tenants in the sub>ect popet- of this conto7es-. +t has been establishe.) an. in
fact acDno1le./e b- the cout a ?ou that the caetaDe of the Maianos ae also
li7in/ in the pe0ises of the lease. popet-.
!he fact that no ne1 contact 1as 0a.e in the succee.in/ -eas is of no
.efense to in7ali.ate the applicabilit- of the ti0e-honoe. pinciple of 9+0plie.
Ne1 &ease:. "n.e ou Ne1 Ci7il Co.e3
Art. 1687. 5% t"e period %or t"e lease "as not $een
%i0ed, it is understood to $e %ro* &ear to &ear, i% t"e
rent a#reed upon is annual1 %ro* *ont" to *ont", i% it
is *ont"l&1 %ro* 'ee? to 'ee?, i% t"e rent is 'ee?l&1
and %ro* da& to da&, i% t"e rent is to $e paid dail&.
/o'e(er, e(en t"ou#" a *ont"l& rent is paid, and no
period %or t"e lease "as $een set, t"e courts *a& %i0
15
a lon#er ter* %or t"e lease a%ter t"e lessee "as
occupied t"e pre*ises %or o(er one &ear. 5% t"e rent
is 'ee?l&, t"e courts *a& li?e'ise deter*ine a lon#er
period a%ter t"e lessee "as $een in possession %or
o(er si0 *ont"s. 5n case o% dail& rent, t"e courts *a&
also %i0 a lon#er period a%ter t"e lessee "as sta&ed in
t"e place %or o(er one *ont".
*ence) appl-in/ the abo7e po7ision of la1 in the case befoe this Cout) it
is to be un.estoo. that the paties i0plie.l- ene1e. thei lease a/ee0ent on a
-ea to -ea basis.
As conte0plate. b- Aticle 4E70 of the Ci7il Co.e) ea.in/3
AR!. 1670. 5% at t"e end o% t"e contract t"e
lessee s"ould continue en)o&in# t"e t"in# leased %or
%it"teen da&s 'it" t"e acquiescence o% t"e lessor,
and unless a notice to t"e contrar& $& eit"er part&
"as pre(iousl& $een #i(en, it is understood t"at t"ere
is an i*plied ne' lease, not %or t"e period o% t"e
ori#inal contract, $ut %or t"e ti*e esta$lis"ed in
articles 1682 and 1687. !"e ot"er ter*s o% t"e
ori#inal contract s"all $e re(i(ed.
+n the ecent case Gosi0a +nc. 7. (ali0ba/at; G.R. No. 474<7E. (epte0be 45)
5045) the (upe0e Cout sai. that an i0plie. ne1 lease 1ill set in if it is sho1n
that3 A4B the te0 of the oi/inal contact of lease has expie.; A5B the lesso has
not /i7en the lessee a notice to 7acate; an. A<B the lessee continue. en>o-in/ the
thin/ lease. fo 45 .a-s 1ith the ac?uiescence of the lesso. !his ac?uiescence
0a- be infee. fo0 the failue of the lesso to se7e notice to 7acate upon the
lessee. !his pinciple is po7i.e. fo un.e Aticle 4E70 of the Ci7il Co.e.
16
The sale of the property in &ontroversy was done with
mali&ious intent to &ontrovert the &lear provisions of the law
governing sales and lease as provided for under the Civil
Code'
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!he pupote. sale of the popet- in7ol7e. in this case is a clea an.
0anifest 7iolation of the tenantsC i/hts as such un.e the la1s. Aticle 4E7E of
the Ne1 Ci7il Co.e cleal- po7i.es that3
Art. 1676. !"e purc"aser o% a piece o% land '"ic"
is under a lease t"at is not recorded in t"e Re#istr&
o% Propert& *a& ter*inate t"e lease, sa(e '"en
t"ere is a stipulation to t"e contrar& in t"e contract o%
sale, or '"en t"e purc"aser ?no's o% t"e e0istence
o% t"e lease.
5% t"e $u&er *a?es use o% t"is ri#"t, t"e lessee *a&
de*and t"at "e $e allo'ed to #at"er t"e %ruits o% t"e
"ar(est '"ic" corresponds to t"e current a#ricultural
&ear and t"at t"e (endor inde*ni%& "i* %or da*a#es
su%%ered.
5% t"e sale is %ictitious, %or t"e purpose o%
e0tin#uis"in# t"e lease, t"e supposed (endee
cannot *a?e use o% t"e ri#"t #ranted in t"e %irst
para#rap" o% t"is article. !"e sale is presu*ed to $e
%ictitious i% at t"e ti*e t"e supposed (endee
de*ands t"e ter*ination o% t"e lease, t"e sale is not
recorded in t"e Re#istr& o% Propert&.
*eein appellants co0e 1ithin the potection /ante. b- the la1 to lessees
of uban lan.s. !he Ri7ea (pouses cannot .en- the fact that the ae of the
17
Dno1le./e that the popet- the- bou/ht is un.e an existin/ an. 7ali. lease
a/ee0ent. *ence) the- ae un.e the obli/ation to espect the sai. contact of
lease.
!he establishe. facts of the case) of 1hich the cout a ?ou has eco/niFe.
in its $ecision) sho1 that .uin/ the ti0e 1hen the Ri7ea spouses bou/ht the
popet- fo0 Maiano) the- ae of full Dno1le./e that the $elos Re-eses ae
occup-in/ the lan. an. the house.
!he acts of heein .efen.ant (pouses Ri7ea of sen.in/ thou/h thei
la1-e a .e0an. lette fo pa-0ent of 0onthl- ental) as 1ell as thei un.ispute.
act of acceptin/ such pa-0ents po7e that at the outset of the tansfe of
o1neship) the- also eco/niFe. the le/alit- of the lease i/hts of the heein
appellants. !he fact that the checDs 1ee ne7e encashe. is of no 0eit so as to
ne/ate the alea.- establishe. fact of eceipt an. eco/nition.
8uthe) the steps taDen b- the appellee spouses Ri7ea to/ethe 1ith
heein .efen.ant-appellee Maiano is a clea in.ication of thei intention of
0alicious .ise/a. of the i/hts of the tenants. 2- the e7i.ences on eco.) it
has been cleal- establishe. that thee 1as no notice 1hatsoe7e that the
appellants 1ill be e>ecte. fo0 the lease. popet-. !hee 1as also no 7ali. cout
o.e no authoit- except fo the epai pe0it obtaine. b- the .efen.ants. At
0ost) sai. pe0it as obtaine. in the /uise of si0ple epais to co7e fo thei tue
intention of ille/all- an. un>ustl- oustin/ the appellants fo0 thei ente. ho0e.
!his fact is also establishe. b- the 1o.s an. theats 0a.e b- the .efen.ants
an. thei co0pan-.
PRAYER
PR%M+(%( C'N(+$%R%$) it is espectfull- pa-e. of this *onoable
Cout that the cout a quo@s $ecision .ate. 8ebua- 54) 504< .eclain/ as 7ali.
18
an. bin.in/ the $ee. of Absolute (ale entee. into b- an. bet1een heein
.efen.ant appellees 8e.eico Maiano an. (pouses Calos an. An/elina Ri7ea
be set asi.e an. M'$+8+%$) an. that a ne1 $ecision be PR'M"&GA!%$
.eclain/ sai. $ee. of Absolute (ale as N"&& AN$ V'+$. +t is futhe pa-e.
that the i/hts of the pesent tenants) heein plaintiffs-appellants) to be fist
offee. to bu- the lease. popet- be eco/niFe..
Petitiones-appellants pa- fo such futhe an. othe eliefs >ust an.
e?uitable un.e the pe0ises.
Cit- of Manila) (epte0be 4<) 504<.
ATTY MA 8ATRINA M NAVAL-NAGA
Roll No. 5<EE0
MC&% No. +++-0040544 = Apil 44) 5040
P!R No. <E@0@04= 04-44-504<= MaDati Cit-
&ifeti0e +2P No. 09<4<= 9-5<-5040= Pa0pan/a
4ounsel %or Petitioner-appellants
COPY FURNISHED%
ATTY PEDRO AFABLE
4ounsel %or Respondents-appellees
5
n.
8loo) &a !ini.a. Municipal 2l./.
H0. 5) &a !ini.a.) Manila) 5E04
E(PLANATION
19
Pusuant to (ection 44) Rule 4< of the 4997 Rules of Ci7il Poce.ue)
un.esi/ne. counsel espectfull- 0anifests that a copies of the AppellantCs 2ief
1ee se7e. on espon.ent-appelleeCs counsel an. file. 1ith this *onoable
Cout b- e/istee. 0ail in lieu of pesonal se7ice .ue to .istance of offices an.
lacD of a7ailable 0essen/es.
ATTY MA 8ATRINA M NAVAL-NAGA
APPELLANT/S BRIEF
PRACTICE COURT &
20
SUBMITTED TO%
$USTICE ELOY BELLO
SUBMITTED BY%
MA 8ATRINA M NAVAL-NAGA
!F
SAN BEDA COLLEGE OF LAW
MENDIOLA, MANILA