Documente Academic
Documente Profesional
Documente Cultură
(plantedwithabaca),containinganareaof18hectares,moreor
less.On8November1946,VillaflorleasedtoNasipitLumber
Co.,Inc.aparcelofland,containinganareaof2hectares,
togetherwithalltheimprovementsexistingthereon,fora
periodof5years(from1June1946)atarentalofP200.00per
annumtocovertheannualrentalofhouseandbuildingsitesfor
33housesorbuildings.Theleaseagreementallowedthelessee
tosubleasethepremisestoanyperson,firmorcorporation;and
tobuildandconstructadditionalhouseswiththeconditionthe
lesseeshallpaytothelessortheamountof50centavosper
monthforeveryhouseandbuilding;providedthatsaid
constructionsandimprovementsbecomethepropertyofthe
lessorattheendoftheleasewithoutobligationonthepartof
thelatterforexpensesincurredintheconstructionofthesame.
On7July1948,inanAgreementtoSellVillaflorconveyed
toNasipitLumber,2parcelsofland.Parcel1containsanarea
of112,000hectaresmoreorless,dividedintolots5412,5413,
5488,5490,5491,5492,5850,5849,5860,5855,5851,5854,
5855,5859,5858,5857,5853,and5852;andcontainingabaca,
fruittrees,coconutsandthirtyhousesofmixedmaterials
belongingtotheNasipitLumberCompany.Parcel2contains
anareaof48,000moreorless,dividedintolots5411,5410,
5409,and5399,andcontaining100coconuttrees,productive,
and300cacaotrees.Fromsaidday,thepartiesagreedthat
NasipitLumbershallcontinuetooccupythepropertynot
anymoreinconceptoflesseebutasprospectiveowners.On2
December1948,VillaflorfiledSalesApplicationV807with
theBureauofLands,Manila,topurchaseundertheprovisions
ofChapterV,XIorIXofCA141(ThePublicLandsAct),as
amended,thetractofpubliclands.Paragraph6ofthe
Application,states:Iunderstandthatthisapplicationconveys
norighttooccupythelandpriortoitsapproval,andI
recognizethatthelandcoveredbythesameisofpublicdomain
andanyandallrightsImayhavewithrespecttheretobyvirtue
ofcontinuousoccupationandcultivationarehereby
relinquishedtotheGovernment.On7December1948,
VillaflorandNasipitLumberexecutedanAgreement,
confirmingtheAgreementtoSellof7July1948,butwith
referencetotheSalesApplicationfiledwiththeBureauof
Land.On31December1949,theReportbythepublicland
inspector(DistrictLandOffice,BureauofLands,inButuan)
containedanendorsementofthesaidofficerrecommending
rejectionoftheSalesApplicationofVillaflorforhavingleased
thepropertytoanotherevenbeforehehadacquired
transmissiblerightsthereto.InaletterofVillaflordated23
January1950,addressedtotheBureauofLands,heinformed
theBureauDirectorthathewasalreadyoccupyingtheproperty
whentheBureausAgusanRiverValleySubdivisionProject
wasinaugurated,thatthepropertywasformerlyclaimedas
privateproperty,andthattherefore,thepropertywas
segregatedorexcludedfromdispositionbecauseoftheclaim
ofprivateownership.Likewise,inaletterofNasipitLumber
dated22February1950addressedtotheDirectorofLands,the
corporationinformedtheBureauthatitrecognizedVillafloras
therealowner,claimantandoccupantoftheland;thatsince
June1946,Villaflorleased2hectaresinsidethelandtothe
company;thatithasnootherinterestontheland;andthatthe
SalesApplicationofVillaflorshouldbegivenfavorable
consideration.On24July1950,thescheduleddateofauction
ofthepropertycoveredbytheSalesApplication,Nasipit
LumberofferedthehighestbidofP41.00perhectare,butsince
anapplicantunderCA141,isallowedtoequalthebidofthe
highestbidder,Villaflortenderedanequalbid,depositedthe
equivalentof10%ofthebidpriceandthenpaidtheassessment
infull.On16August1950,Villaflorexecutedadocument,
denominatedasaDeedofRelinquishmentofRights,infavor
onNasipitLumber,inconsiderationoftheamountofP5,000
thatwastobereimbursedtotheformerrepresentingpartofthe
purchasepriceoftheland,thevalueoftheimprovements
Villaflorintroducedthereon,andtheexpensesincurredinthe
publicationoftheNoticeofSale;inlightofhisdifficultyto
developthesameasVillaflorhasmovedtoManila.Pursuant
thereto,on16August1950,NasipitLumberfiledaSales
Applicationoverthe2parcelsofland,coveringanareaof140
hectares,moreorless.ThisapplicationwasalsonumberedV
807.On17August1950theDirectorofLandsissuedan
OrderofAwardinfavorofNasipitLumber;andits
applicationwasenteredintherecordasSalesEntryV407.On
27November1973,VillaforwrotealettertoNasipitLumber,
remindingthelatteroftheirverbalagreementin1955;butthe
newsetofcorporateofficersrefusedtorecognizeVillaflors
claim.Inaformalprotestdated31January1974which
VillaflorfiledwiththeBureauofLands,heprotestedtheSales
ApplicationofNasipitLumber,claimingthatthecompanyhas
notpaidhimP5,000.00asprovidedintheDeedof
RelinquishmentofRightsdated16August1950.On8August
1977,theDirectorofLandsfoundthatthepaymentofthe
amountofP5,000.00intheDeedandtheconsiderationinthe
AgreementtoSellweredulyproven,andorderedthedismissal
ofVillaflorsprotest.On6July1978,Villaflorfileda
complaintinthetrialcourtforDeclarationofNullityof
Contract(DeedofRelinquishmentofRights),Recoveryof
Possession(oftwoparcelsoflandsubjectofthecontract),and
Damagesataboutthesametimethatheappealedthedecision
oftheMinisterofNaturalResourcestotheOfficeofthe
President.On28January1983,hedied.Thetrialcourtordered
hiswidow,LourdesD.Villaflor,tobesubstitutedaspetitioner.
Aftertrialinduecourse,thethenCFIAgusandelNorteand
ButuanCity,BranchIII,dismissedthecomplaintonthe
groundsthat:(1)petitioneradmittedthedueexecutionand
genuinenessofthecontractandwasestoppedfromprovingits
nullity,(2)theverballeaseagreementswereunenforceable
underArticle1403(2)(e)oftheCivilCode,and(3)hiscauses
ofactionwerebarredbyextinctiveprescriptionand/orlaches.
Itruledthattherewasprescriptionand/orlachesbecausethe
allegedverballeaseendedin1966,buttheactionwasfiled
onlyon6January1978.The6yearperiodwithinwhichtofile
anactiononanoralcontractperArticle1145(1)oftheCivil
Codeexpiredin1972.NasipitLumberwasdeclaredthelawful
ownerandactualphysicalpossessorofthe2parcelsofland
(containingatotalareaof160hectares).TheAgreementsto
SellRealRightsandtheDeedofRelinquishmentofRights
overthe2parcelswerelikewisedeclaredbindingbetweenthe
parties,theirsuccessorsandassigns;withdoublecostsagainst
Villaflor.TheheirsofpetitionerappealedtotheCourtof
Appealswhich,however,renderedjudgmentagainstthemvia
theassailedDecisiondated27September1990finding
petitionersprayers(1)forthedeclarationofnullityofthe
deedofrelinquishment,(2)fortheevictionofprivate
respondentfromthepropertyand(3)forthedeclarationof
petitionersheirsasownerstobewithoutbasis.Not
satisfied,petitionersheirsfiledthepetitionforreviewdated7
December1990.InaResolutiondated23June1991,theCourt
deniedthispetitionforbeinglate.Onreconsideration,the
Courtreinstatedthepetition.SCdismissedthepetition.
ISSUE: DidtheCourtofAppealserrinadoptingorrelying
onthefactualfindingsoftheBureauofLands,especiallythose
affirmedbytheMinister(nowSecretary)ofNaturalResources
andthetrialcourt?
HELD: Underlying the rulings of the trial and appellate
courts is the doctrine of primary jurisdiction; i.e., courts
cannot and will not resolve a controversy involving a
question which is within the jurisdiction of an
administrative tribunal, especially where the question
demands the exercise of sound administrative discretion
requiring the special knowledge, experience and services
of the administrative tribunal to determine technical and
intricate matters of fact.
The rationale underlying the doctrine of primary
jurisdiction finds application in this case, since the
questions on the identity of the land in dispute and the
factual qualification of private respondent as an awardee
of a sales application require a technical determination by
the Bureau of Lands as the administrative agency with
the expertise to determine such matters. Because these
issues preclude prior judicial determination, it behooves
the courts to stand aside even when they apparently have
statutory power to proceed, in recognition of the primary
jurisdiction of the administrative agency.
Petitioner initiated his action with a protest before
the Bureau of Lands and followed it through in the
Ministry of Natural Resources and thereafter in the Office
of the President. Consistent with the doctrine of primary
jurisdiction, the trial and the appellate courts had reason
to rely on the findings of these specialized administrative
bodies.
The rule that factual findings of an administrative
agency are accorded respect and even finality by courts
admits of exceptions. This is true also in assessing
factual findings of lower courts. It is incumbent on the
petitioner to show that the resolution of the factual issues
by the administrative agency and/or by the trial court falls
under any of the exceptions. Otherwise, this Court will not
disturb such findings.
In this instance, both the principle of primary
jurisdiction of administrative agencies and the doctrine of
finality of factual findings of the trial courts, particularly
when affirmed by the Court of Appeals as in this case,
militate against petitioners cause. Indeed, petitioner has
not given us sufficient reason to deviate from them.
In the exercise of his primary jurisdiction over the
issue, Director of Lands Casanova ruled that the land
was public:
xxxEven(o)ntheassumptionthatthelandsmentionedinthe
deedsoftransferarethesameasthe140hectareareaawarded
toNasipit,theirpurchasebyVillaflor(or)thelatters
occupationofthesamedidnotchangethecharacteroftheland
fromthatofpubliclandtoaprivateproperty.Theprovisionof
thelawisspecificthatpubliclandscanonlybeacquiredinthe
mannerprovidedforthereinandnototherwise(Sec.11,C.A.
No.141,asamended).TherecordsshowthatVillaflorhad
appliedforthepurchaseoflandsinquestionwiththisOffice
(SalesApplicationNo.V807)onDecember2,1948.xxx
Thereisaconditioninthesalesapplicationxxxtotheeffect
thatherecognizesthatthelandcoveredbythesameisof
publicdomainandanyandallrightshemayhavewithrespect
theretobyvirtueofcontinuousoccupationandcultivationare
relinquishedtotheGovernment(paragraph6,Sales
ApplicationNo.V807ofVicenteJ.Villaflor,p.21,carpeta)
ofwhichVillaflorisverymuchaware.Italsoappearsthat
Villaflorhadpaidforthepublicationfeesappurtenanttothe
saleoftheland.Heparticipatedinthepublicauctionwherehe
wasdeclaredthesuccessfulbidder.Hehadfullypaidthe
purchaseprive(sic)thereor(sic).Itwouldbea(sic)heightof
absurdityforVillaflortobebuyingthatwhichisownedbyhim
ifhisclaimofprivateownershipthereofistobebelieved.xxx.
This finding was affirmed by the Minister of Natural
Resources.
Clearly, this issue falls under the primary jurisdiction of
the Director of Lands because its resolution requires
survey, classification, xxx disposition and management of
the lands of the public domain. It follows that his rulings
deserve great respect. As petitioner failed to show that
this factual finding of the Director of Lands was
unsupported by substantial evidence, it assumes finality.
Thus, both the trial and the appellate courts correctly
relied on such finding. We can do no less.
44. Comm of Customs v Navarro (77 scra
264
FERNANDO, J.:
FACTS: The Commissioner of Customs and the Collector
of Customs in their exhaustive and scholarly petition for
certiorari sought to nullify and set aside order of
respondent Judge Pedro C. Navarro dated January 4,
1971, issuing a writ of preliminary injunction as prayed for
by private respondents Juanito S. Flores and Asiatic
Incorporated the importers of 1,350 cartons of fresh fruits,
restraining petitioners from proceeding with the auction
sale of such perishable goods. Classified as nonessential consumer commodities, they were banned by
Central Bank Circulars Nos. 289, 294 and 295 as
prohibited importation or importation contrary to law and
thus made subject to forfeiture proceedings by petitioner
Collector of Customs pursuant to the relevant sections of
the Tariff and Customs Code. In a detailed and specific
fashion, petitioners pointed out how violative was the
assumption of jurisdiction by respondent Judge over an
incident of a pending seizure and forfeiture proceeding
which, as held in a number of decisions, was a matter
falling within the exclusive competence of the customs
reglementary period.
Upon the foregoing, we have to disagree with the legal
opinion of the trial judge and hold that the doctrine of
exhaustion of administrative remedies is inapplicable and
does not bar the present proceedings.
50. Madrigal v lecaroz 91 scra 20
FACTS: Public respondents abolished petitioner-appellat
Joventino Madrigal's position as a permanent
construction capataz in the office of the Provincial
Engineer from the annual Roads Bridges Fund Budget for
fiscal year 1971-1972. The abolition was allegedly due to
the poor financial condition of the province and it
appearing that his position was not essential.
Madrigal appealed to the Civil Service Commission and it
declared the removal of Madrigal from the service illegal.
Public respondent moved for a reconsideration of said
resolution, which was denied. Madrigal sent a letter to
the Provincial Board requesting implementation of the
resolution of the Commission and consequently,
reinstatement to his former position.
The Provincial Board denied Madrigal's request for
reinstatement because his former position no longer
exists.
Madrigal filed a petition before the Court of First Instance
(now Regional Trial Court) of Marinduque against public
respondents Governor Aristeo M. Lecaroz, Vice-Governor
Celso Zoleta, Jr., Provincial Board Members Domingo
Riego and Marcial Principe, Provincial Engineer Enrique
M. Isidro, Abraham I. Taduran and the Province of
Marinduque for mandamus and damages seeking, inter
alia, (1) restoration of his abolished position in the Roads
and Bridges Fund Budget of the Province; (2)
reinstatement to such position; and (3) payment of his
back salaries plus damages
The trial court issued an order dismissing the petition on
the ground that Madrigal's cause of action was barred by
laches.
Madrigal alleges that the one (1) year period prescribed
in an action for quo warranto is not applicable in an action
for mandamus because Rule 65 of the Rules of Court
does not provide for such prescriptive period. The
declaration by the trial court that the pendency of
administrative remedies does not operate to suspend the
period of one (1) year within which to file the petition for
mandamus, should be confined to actions for quo
warranto only. On the contrary, he contends that
exhaustion of administrative remedies is a condition sine
qua non before one can petition for mandamus.
Public respondents aver that it has become an
established part of our jurisprudence, being a public
policy repeatedly cited by the courts in myriad of
mandamus cases, that actions for reinstatement should
be brought within one year from the date of dismissal,
otherwise, they will be barred by laches. The pendency of