Documente Academic
Documente Profesional
Documente Cultură
Logronio
DOCTRINE:
A servitude was established. It is in line with the proof on record that the
aqueduct and the dam have been in existence for more than 30 years,
during which period the owner of the land in question has always
exercised the right to the reasonable use of the water in the aqueduct
for irrigation purposes
FACTS:
1.) Plaintiff Relova is an owner of a Riceland in La Laguna, cultivated
with water from River Bangcabangca, through an aqueduct which
passes over the land of Defendants Lavarez, et. al.
2.) There was a dam on Defendants land which has a small gate or
aperture on its face which was used to control the flow of water in the
aqueduct.
3.) On May 1905, one of the defendants completely destroyed the dam
which caused the non-flowing of water on the land of Plaintiff.
4.) This occurrence caused the failure of Plaintiff to cultivate his
Riceland with his five cavanes of land.
5.) Due to the aforementioned facts and due to the fact that the disputed
dam had been used by the Plaintiff for more than 30 years through
an easement an injunction was granted by the lower court in favor of
the Plaintiff.
6.) Defendants aver that the evidence on record does not establish the
existence of the servitude as claimed by Plaintiff.
7.) Defendants also aver that Plaintiff suffered no damage because what
Plaintiff cultivated were NOT padagat or rice planted in May, but are
actually binabang or rice planted in August or September.
ISSUE:
W/N there existed a servitude in the land of the defendants in favor of the
plaintiff landowner
RULING + RATIO:
YES, there existed a servitude in the land of the defendants in favor of
the plaintiff landowner
It is in line with the proof on record that the aqueduct and the dam have been
in existence for more than 30 years, during which period the owner of the
land in question has always exercised the right to the reasonable use of the
water in the aqueduct for irrigation purposes (Arts. 527, and 528 of the Old
Civil Code)
It may be that the defendants had a right to open the aperture in the dam to
prevent a destructive overflow of water on their lands but this would not give
them right to stop the flow of water altogether; not does it tend to establish
the Defendants contention that the plaintiff land-owner is not entitled to the
benefit of the reasonable use of the water flowing in the aqueduct, since it
does not appear that such use NECESSARILY involved destructive
overflows from the aqueduct, provided the flow of water therein was properly
regulated by the opening of the aperture in the dam.
servient estate to perform any act which would be lawful without the
easement.
xxxxxxxxx
RULING + RATIO:
NO. The Javiers did not acquire the easement by making a verbal
prohibition.
1. Notarial prohibition is required to start the running of
prescription.
o
FACTS:
1. Respondents Irene Javier, et al are owners of a building standing on
their lot with windows overlooking the adjacent lot owned by
Laureana Cid. Both lots are covered by Torrens title.
2. The Javiers made a verbal prohibition to Cid not to obstruct the
light and view which was made before the present Civil Code took
effect, thus the applicable provision is Article 538 of the Spanish Civil
Code.
3. Trial court and Court of Appeals considered any prohibition made by
the owner of the dominant estate, be it oral or written, sufficient
compliance with the law regarding the use of the words formal act.
4. Thus, both courts decided that the Javiers acquired such
easement.
.
ISSUE:
WON respondents, owners of a building standing on their lot
with windows overlooking the adjacent lot, had acquired by
prescription an enforceable easement of light and view arising
from a verbal prohibition to obstruct such view and light,
alleged to have been made upon petitioner's
PROVISION:
Art. 538. Spanish Civil Code
In order to acquire by prescription the easements referred to in the
next preceding article, the time of the possession shall be computed,
... in negative easements, from the day on which the owner of the
dominant estate has, by a formal act, forbidden the owner of the
Maximo Cortes
That the easement of light which is the object of this litigation is of a negative
character, and therefore pertains to the class which cannot be acquired by
prescription as provided by article 538 of the Civil Code, except by counting
the time of possession from the date on which the owner of the dominant
estate has, in a formal manner, forbidden the owner of the servient estate to
do an act which would be lawful were it not for the easement
FACTS:
1. Maximo Cortes wife owns a house in Calle Rosario, Manila, herein
described as House No. 65 (alleged dominant estate), where a
window may be found to have been receiving light and air since
1843;
2. Said window is facing an adjacent house described as House No. 63
(alleged servient estate) and found to be the property of Jose Palaca
Yu-Tibo, who later on commenced to raise the roof thereof such that
it covers of the aforementioned window depriving the latter from
the enjoyment of the light and air it previously received;
3. Records of the case show that although Cortes made a demand for
Yu-Tibo to cease from the construction thereof, he nonetheless failed
to prove any prior act of prohibition against the latter in the manner
provided by law (i.e. prohibition acknowledged before a notary
public). Instead, Cortes asserts that he acquired the alleged positive
easement by prescription, while Yu-Tibo counters stating that Cortes
had not followed the requirement of the law for negative easements
as in this case. Hence, the instant appeal on the issuance of an
injunction.
ISSUES:
1. WON the alleged easement is a positive easement.
2. WON Cortes acquired the same through prescription.
PROVISION:
xxx
Art. 620. Continuous and apparent easements are acquired
either by virtue of a title or by prescription of ten
years. (537a)
Art. 621. In order to acquire by prescription the easements
referred to in the preceding article, the time of possession
shall be computed thus: in positive easements, from the day
on which the owner of the dominant estate, or the person
who may have made use of the easement, commenced to
exercise it upon the servient estate; and in negative
easements, from the day on which the owner of the
dominant
estate
forbade,
by
an
instrument
acknowledged before a notary public, the owner of the
servient estate, from executing an act which would be
lawful without the easement. (538a)
RULING + RATIO:
1. No. The easement of light and air are negative easements.
x x x It will be readily observed that the owner of the servient
estate subject to such easement is under no obligation
whatsoever to allow anything to be done on his tenement, nor to
do anything there himself, but is simply restrained from doing
anything thereon which may tend to cut off the light from the
dominant estate, which he would undoubtedly be entitled to do
were it not for the existence of the easement. If, then, the first
condition is that which is peculiar to positive easements, and the
second condition that which is peculiar to negative easements,
according to the definition of article 533 of the Civil Code, it is
our opinion that the easement of lights in the case of
windows opened in one's own wall is of a negative
character, and, as such, cannot be acquired by prescription
under article 538 of the Civil Code, except by counting the
time of possession from the date on which the owner of the
dominant estate may, by a formal act have prohibited the
FACTS:
1. Petitioners live in the northwestern side of the Nonoc Homes
Subdivision.
2. Respondents constructed a wall around the subdivision, which
deprived the petitioners of the use of a subdivision road, providing
access to the public highway.
3. They sued to establish that they have acquired by prescription an
easement of right of way over such subdivision road, which,
according to the petitioners, used to be a FOOTPATH which they
and their ancestors have been using since time immemorial.
4. Petitioner wishes that the high concrete walls enclosing the
subdivision and cutting off their access to the subdivision road be
REMOVED and that the road be opened to them.
5. Respondents DENIED 2 things:
a. That there was a pre-existing footpath before they developed
the subdivision
b. That Nonoc Subdivision roads are not the shortest way to a
public road for there is a more direct route from the
petitioners land to the public highway
6. Trial Court rendered judgement in favor of the herein petitioners,
ordering respondents to demolish the subject walls at certain areas
at their expense, and to leave them open for the use of the
petitioners and general public.
7. Court of Appeals reversed the decision of the Trial Court, and denied
the MR of petitioners.
ISSUES: W/N an easement of right of way can be acquired thru prescription
HELD: NO
PROVISION: Articles 620 and 622 of Civil Code
RULING + RATIO:
DISPOSITION:
No merit in the petition for review, thus DENIED with costs against the
petitioners.
FACTS:
1. For more than 20 years, plaintiffs (Ronquillo, et al) have been using a
road or passage way which crossed the land of defendants (Roco). It
leads to Igualdad Street and the market place of Naga City.
2. (1953) With malice, Jose Roco and other co-defendants started
constructing a CHAPEL in the MIDDLE of the said right of way
(which is on their land), which impeded, obstructed, and disturbed
the continuous exercise of the rights of Ronquillo over it.
3. (1954) By means of FORCE, INTIMDATION, and THREATS, Roco
and new defendants, with the help of their men and laborers, illegally
and violently planted WOODEN POSTS, fenced with BARBED WIRE
and closed the road passage way on their land which prevented
them from going to or from the Igualdad Street and the public market
of Naga City.
4. Ronquillo claims to have acquired the easement of right of way over
the land of Roco thru prescription by their continuous and
uninterrupted use of a narrow strip of land as passage way or road in
going to Igualdad Street and the public market, from their residential
land or houses, and return.
Ronquillo Owner of Dominant Estate
Roco Owner of Servient Estate
ISSUES: W/N an easement of right of way can be acquired thru prescription
HELD: NO, majority decision.
PROVISION: Articles 537 and 539 of Old Civil Code, Articles 620 and 622
of New Civil Code
RULING + RATIO:
PROVISION:
Art. 620, 622, new Civil Code
RULING + RATIO:
1. YES.
FACTS:
1. Plaintiffs have been in the continuous and uninterrupted use of a
road or passage way which traversed the land of the defendants and
their predecessors in interest, in going to Igualdad Street and the
market place of Naga City, from their residential land and back, for
more than 20 years;
2. The defendants and the tenants of Vicente Roco, the predecessors
in interest of the said defendants have long recognized and
respected the private legal easement of road right of way of said
plaintiffs.
3. On May 12, 1953, the defendants Jose Roco thru his co-defendants,
Raymundo Martinez and their men with malice aforethought and with
a view to obstructing the plaintiffs' private legal easement over the
property of the late Vicente Roco, started constructing a chapel in the
middle of the right of way which impeded, obstructed and disturbed
the continuous exercise of the rights of the plaintiffs over said right of
way;
4. On July 10, 1954 the new defendants Natividad Roco and Gregorio
Miras, Jr. with the approval of the defendant, Jose Roco and with the
help of their men and laborers planted wooden posts, fenced with
barbed wire and closed hermitically the road passage way and their
right of way preventing plaintiffs from going to or coming from their
homes to Igualdad Street and the public market of the City of Naga.
5. Plaintiffs allege to have acquired the easement of right of way over
the land thru prescription by their continuous and uninterrupted use
of a narrow strip of land of the defendants as passage way or road in
going to Igualdad Street and the public market of Naga City, from
their residential land or houses, and return.
ISSUES:
1. Whether an easement of right of way, though apparent, is
discontinuous or intermittent and, therefore, cannot be acquired
through prescription, but only by virtue of a title. YES.
Separate Opinions
REYES, J.B.L., J., concurring:
Because possession of a right consists in the enjoyment of that right
and to enjoy a right is to exercise it, it follows that the possession
(enjoyment or exercise) of a right of way is intermittent and
discontinuous. From this premise, it is inevitable to conclude, with
Manresa and Sanchez Roman, that such easement cannot be
acquired by acquisitive prescription (adverse possession)
because the latter requires that the possession be continuous
or uninterrupted.
The Code of Civil Procedure (Act 190) did not change the
situation. Observe that its section 41, in conferring prescriptive title
upon "ten years adverse possession" qualifies it by the succeeding
words "uninterruptedly continued for ten years which is the
same condition of continuity that is exacted by the Civil Code.
Author: Lim, S.
AMOR vs FlORENTINO
Petition: Petition for appeal of an order of CFI of Albay
Petitioner: Severo Amor
Respondent: Gabriel Florentino
Ponencia: Bocobo, J.
DOCTRINE:
FACTS:
1. Maria Florentino owned a house and a warehouse in Ilocos Sur
a. The house has 3 windows on the upper storey and a 4th one
on the ground floor
b. Through these windows the house receives light and air from
the camarin/warehouse.
2. Maria Florentino made a will, devising the house and the land on
which it is situated to Gabriel Florentino and to Jose Florentino.
3. The warehouse and the lot where it is situated to Maria
Encarnancion Florentino. Upon the death of the testatrix in 1882,
nothing was said or done by the devisees in regard to the windows in
question.
4. Maria Encarnacion Florentino sold her lot and the warehouse
thereon to Severo Amor, the deed of sale stating that the vendor had
inherited the property from her aunt, Maria Florentino. Amor
destroyed the old warehouse and started to build instead a two-story
house.
a. Florentino filed an action to prohibit petitioner herein from
building higher than the original structure and from executing
any work, which would shut off the light, and air that had for
many years been received through the four windows referred
to.
5. Maria Florentino died in 1892, according to the finding of fact of the
Court of Appeals, Articles 541 of the Civil Code governs this case.
ISSUES:
1. Whether or not there is an easement prohibiting Amor from doing
said construction?
PROVISIONS:
Art. 541. The existence of an apparent sign of easement between two
estates, established by the proprietor of both, shall be considered, if
one of them is alienated, as a title so that the easement will continue
actively and passively, unless at the time the ownership of the two
Author: Lim, S.
4.
5.
6.
7.
8.
Author: Tiffany Dy
GARGANTOS v. TAN YANON
Petition: Appeal by certiorari
Petitioner: Juan Gargantos
Respondent: Tan Yanon and the Court of Appeals
Ponente: Gutierrez David, J.
DOCTRINE:
While the law declares that the easement is to "continue" the
easement actually arises for the first time only upon alienation of
either estate, inasmuch as before that time there is no easement to
speak of, there being but one owner of both estates
FACTS:
1. The late Francisco Sanz was the former owner of a parcel of land in
Romblon containing 888 square meters, with buildings and
improvements thereon. The lost was subdivided into three and sold to
different persons. One portion was purchased by Guillermo Tengtio
who subsequently sold it to Vicente Uy Veza. Another portion, with the
house of strong materials thereon, was sold to Tan Yanon,
2. The house together with the camarin and small building, after
passing through several hands, was acquired by Juan Gargantos. He
tore down the roof of the camarin after being granted permission by
the Municipal Mayor to demolish.
3. Gargantos asked the Municipal Council of Romblon for another
permit, this time in order to construct a combined residential house
and warehouse on his lot. Tan Yanon opposed approval of this
application.
4. Because both the provincial fiscal and district engineer of Romblon
recommended granting of the building permit to Gargantos, Tan
Yanon filed against Gargantos an action to restrain him from
constructing a building that would prevent Tan Yanon from receiving
light and enjoying the view though the window of his house; also an
ISSUES:
PROVISION:
Article 673 of the Civil Code:
Whenever by any title a right has been acquired to have direct views,
balconies, or belvederes overlooking an adjoining property, the owner
of the servient estate cannot build thereon at less than a distance of
three meters to be measured in the manner provided in Article 671.
Any stipulation permitting distances less than those prescribed in
Article 670 is void.
RULING + RATIO:
YES. There is an easement of light and view.
It was Sanz who introduced improvements on both properties. On that
portion presently belonging to Tan Yanon, he constructed a house in
such a way that the northeastern side thereof extends to the wall of
the camarin on the portion now belonging to Gargantos. On said
Author: Tiffany Dy
northeastern side of the house, there are windows and doors which
serve as passages for light and view. These windows and doors were
in existence when respondent purchased the house and lot from
Sanz. The deed sale did not provide that the easement of light and
view would not be established.
The Civil Code provides that the existence of an apparent sign of
easement between two estates, established by the proprietor of both,
shall be considered, if one of them is alienated, as a title so that the
easement will continue actively and passively, unless at the time the
ownership of the two estate is divided, the contrary is stated in the
deed of alienation of either of them, or the sign is made to disappear
before the instrument is executed.
The existence of the doors and windows on the northeastern side of
the aforementioned house, is equivalent to a title, for the visible and
permanent sign of an easement is the title that characterizes its
existence (Amor vs. Florentino, 74 Phil., 403).
It should be noted, however, that while the law declares that the
easement is to "continue" the easement actually arises for the first
time only upon alienation of either estate, inasmuch as before that
time there is no easement to speak of, there being but one owner of
both estates (Articles 530, O.C.C., now Articles 613, N.C.C).
We find that respondent Tan Yanon's property has an easement of
light and view against petitioner's property. By reason of his easement
petitioner cannot construct on his land any building unless he erects it
at a distance of not less than three meters from the boundary line
separating the two estates.
DISPOSITION:
Appeal decision is AFFIRMED.
Author: James Dy
ISSUE:
1. Which is the Dominant estate, and which is the Servient
estate?
PROVISIONS:
FACTS:
1. Marsal & Co. Inc. (engaged in the business of producing salt) is the
owner of a parcel of land adjoining the Iloilo River up to Lot 2344
beside the L. Borres Elementary School. Marcelino Florete (the other
private respondent) used to be the owner of said land before Marsal.
2. There exists a main canal from the Iloilo River cutting across the
school, and another canal that traverses the school premises going
towards Lot 2344. Private respondents claim that they built and own
the said canal.
Art. 629: The owner of the servient estate cannot impair, in any
manner whatsoever, the use of the servitude by the dominant
estate.
RULING + RATIO:
1. The Dominant Estate is the L. Borres Elementary School,
and the adjacent lands, and the Servient Estate is Lot 2344
owned by private respondents.
The main canal had long been existing even before
Florete bought the Lot, all Florete did was to deepen
the main canal to make it reach his lot.
Even if Florete was the one who built the canal, it has
been in continuous use by the school for over 15
years it has been acquired by prescription
A positive easement of water right of way had
been constituted.
Because a positive easement has already been
constituted, the servient estate has no right to
terminate it unilaterally to the prejudice of the
dominant estate by destroying the Dike.
The reason why respondents wanted to destroy the
dike was to pollute the fishpond because the locals
were competing against their salt production business
by trying to produce salt with the use of plastic bags
thru the salt water gathering in the fishpond.
They violated not only the law on easement but also
Presidential Degree No. 296 which enjoins any person,
natural or juridical, to demolish structures or
improvements which tend to obstruct the flow of water
through rivers, creeks, esteros and drainage channels.
DISPOSITION: WHEREFORE, premises considered, the assailed
decision of the respondent appellate court is hereby REVERSED and
Author: James Dy
SET ASIDE and the judgment of the Regional Trial Court in Civil Case
No. 12791 is hereby REINSTATED.
Additional Facts:
-
TANEDO V BERNAD
Petitioner: EDUARDO C. TAEDO
Respondent: HON. JUANITO A. BERNAD, Presiding Judge
of the Regional Trial Court, 7th Judicial Region, Branch
XXI, Cebu City; Spouses ROMEO SIM and PACITA S. SIM;
and Spouses ANTONIO CARDENAS and MAE LINDA
CARDENAS
Ponencia: PADILLA, J.:
DOCTRINE: An easement continues by operation of law.
Alienation of the D and S estates to different owners is not
a ground for extinguishment of easements absent a
statement extinguishing it.
FACTS:
Antonio Cardenas (Respondent) is the original owner of 2
parcels of land (7501-A and 7501-B). He constructed an
apartment building in Lot A and in Lot B, he constructed an
apartment, house, bodega and a septic tank for the common
use of the occupants of the two lots
Cardenas sold Lot A and mortgaged Lot B to Eduardo Tanedo
(Petitioner). He also agreed that should he decide to sell Lot B,
he would sell it to Tanedo. However, Cardenas sold Lot B to
Spouses Sim (Respondents). Sim blocked the sewage pipe
connecting the building on Lot A to the septic tank. He also
asked Tanedo to remove that portion of his building
encroaching Lot B.
Tanedo filed an action for legal redemption and damages
against Respondents. Cardenas admitted that he agreed to
sell the lot to the Petitioner and claimed by way of cross claim
against Spouses Sim that the Deed of Sale he had executed
was only intended as an equitable mortgage. RTC dismissed
the complaint and the cross claim.
ISSUES:
WoN the right to continue the use of the septic tank
ceased upon the subdivision of the land and its
subsequent sale to different owners.
RULING + RATIO: NO!
The alienation of the dominant and servient estates to different
persons is not one of the grounds for the extinguishment of an
easement. On the contrary, use of the easement is continued
by operation of law as provided in Article 624 because no
abolishment or extinguishment was provided in the deed of
absolute sale. Nor did Cardenas stop the use of the drain pipe
and septic tanks before he sold the lots. Accordingly, the
spouses Sim cannot repair, in any manner, the use of the
servitude.
DISPOSITION:
been necessary if it was already an ULRZ. Given this, they cannot claim any
right over it.
The three requisites to be able to avail of these rights are:
1. A legitimate tenant for 10 years or more
2. Must have built his home on the land by contract and
3. has resided continuously for the last 10 years.
Those not complying with the said requisites cannot be deemed legitimate
tenants and are therefore not entitled to the right of first refusal. Reta allowed
Roble to use 62 coconut trees for gathering Tuba. This arrangement is in the
nature of a usufruct which gives a right to enjoy the property of another with
the obligation of preserving its form and substance.
Roble was also allowed to construct his house to facilitate the
gathering of the tuba and this is in the nature of a personal easement under
article 614 of the CC. Regardless of the validity of the amicable settlement,
the conclusion would still be the same since the agreement was of a
usufruct. Roble thus is not a legitimate tenant under PD 1517.
FALLO: The court denies this petition and affirms the decision of the CA and
the resolution denying reconsideration.