11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC.

RA, INC., Respondent. : JULY …

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G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA,
INC., Respondent.

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SECOND DIVISION

G.R. No. 174978, July 31, 2013

SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent.

DECISION

BRION, J.:

We resolve the petition for review on certiorari1 filed by petitioner Sally Yoshizaki to challenge the
February 14, 2006 Decision2 and the October 3, 2006 Resolution3 of the Court of Appeals (CA) in CA-
G.R. CV No. 83773.

The Factual Antecedents

Respondent Joy Training Center of Aurora, Inc. (Joy Training) is a non-stock, non-profit religious
educational institution. It was the registered owner of a parcel of land and the building thereon (real
properties) located in San Luis Extension, Purok No. 1, Barangay Buhangin, Baler, Aurora. The parcel of
land was designated as Lot No. 125-L and was covered by Transfer Certificate of Title (TCT) No. T-
25334.4 cralaw virtualaw library

DebtKollect Company, Inc.
On November 10, 1998, the spouses Richard and Linda Johnson sold the real properties, a Wrangler jeep,
and other personal properties in favor of the spouses Sally and Yoshio Yoshizaki. On the same date, a
Deed of Absolute Sale5 and a Deed of Sale of Motor Vehicle6 were executed in favor of the spouses
Yoshizaki. The spouses Johnson were members of Joy Training’s board of trustees at the time of sale. On
December 7, 1998, TCT No. T-25334 was cancelled and TCT No. T-260527 was issued in the name of the
spouses Yoshizaki.

On December 8, 1998, Joy Training, represented by its Acting Chairperson Reuben V. Rubio, filed an
action for the Cancellation of Sales and Damages with prayer for the issuance of a Temporary Restraining
Order and/or Writ of Preliminary Injunction against the spouses Yoshizaki and the spouses Johnson
before the Regional Trial Court of Baler, Aurora (RTC).8 On January 4, 1999, Joy Training filed a Motion to
Amend Complaint with the attached Amended Complaint. The amended complaint impleaded Cecilia A.
Abordo, officer-in-charge of the Register of Deeds of Baler, Aurora, as additional defendant. The RTC
granted the motion on the same date.9 cralaw virtualaw library

In the complaint, Joy Training alleged that the spouses Johnson sold its properties without the requisite
authority from the board of directors.10 It assailed the validity of a board resolution dated September
1, 199811 which purportedly granted the spouses Johnson the authority to sell its real properties. It
averred that only a minority of the board, composed of the spouses Johnson and Alexander Abadayan,
authorized the sale through the resolution. It highlighted that the Articles of Incorporation provides that
the board of trustees consists of seven members, namely: the spouses Johnson, Reuben, Carmencita
Isip, Dominador Isip, Miraflor Bolante, and Abelardo Aquino.12 cralaw virtualaw library

www.chanrobles.com/cralaw/2013julydecisions.php?id=608 1/10
11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
ChanRobles Intellectual Property
Division
July-2013 Jurisprudence            hold an election after its incorporation.
     
G.R. No. 161921, July 17, 2013 - JOYCE V.
ARDIENTE, Petitioner, v. SPOUSES JAVIER AND MA.
THERESA PASTORFIDE, CAGAYAN DE ORO WATER
DISTRICT AND GASPAR GONZALEZ,* JR.,
Respondents.
G.R. No. 199114, July 16, 2013 - ROSALINDA
DIMAPILIS-BALDOZ, IN HER CAPACITY AS THEN
ADMINISTRATOR OF THE PHILIPPINE OVERSEAS
EMPLOYMENT ADMINISTRATION (POEA), Petitioner,
v. COMMISSION ON AUDIT, REPRESENTED BY
CHAIRMAN REYNALDO A. VILLAR AND
COMMISSIONER JUANITO G. ESPINO, JR.,
Respondent.
G.R. No. 196529, July 01, 2013 - WILLIAM T. GO,
Petitioner, v. ALBERTO T. LOOYUKO, SUBSTITUTED BY
HIS LEGAL HEIRS TERESITA C. LOOYUKO, ALBERTO
LOOYUKO, JR., ABRAHAM LOOYUKO AND STEPHANIE
LOOYUKO (MINORS, REPRESENTED BY THEIR
MOTHER TERESITA LOOYUKO), ALVIN, AMOS, AARON,
DAVID, SOLOMON AND NOAH, ALL SURNAMED
PADECIO, Respondents.
G.R. No. 172206, July 03, 2013 - OFFICE OF THE
OMBUDSMAN, Petitioner, v. ERNESTO M. DE CHAVEZ,
ROLANDO L. LONTOC, SR., DR. PORFIRIO C. LIGAYA,
ROLANDO L. LONTOC, JR. AND GLORIA M. MENDOZA,
Respondents.
G.R. No. 180281, July 01, 2013 - PEOPLE OF THE
PHILIPPINES, Plaintiff-Appellee, v. JOEMARIE
JALBONIAN alias “Budo”, Accused-Appellant.
G.R. No. 183805, July 03, 2013 - JAMES WALTER P.
CAPILI, Petitioner, v. PEOPLE OF THE PHILIPPINES
AND SHIRLEY TISMO-CAPILI, Respondents.
G.R. No. 201061, July 03, 2013 - SALLY GO-
BANGAYAN, Petitioner, v. BENJAMIN BANGAYAN, JR.,
Respondent.
A.M. No. P-09-2690 [Formerly A.M. OCA IPI No. 08-
2889-P], July 09, 2013 - OFFICE OF THE COURT
ADMINISTRATOR, Complainant, v. NOEL R. ONG,
DEPUTY SHERIFF, BRANCH 49, AND ALVIN A.
BUENCAMINO, DEPUTY SHERIFF, BRANCH 53 OF THE
METROPOLITAN TRIAL COURT, CALOOCAN CITY,
Respondents.
G.R. No. 195481, July 10, 2013 - ORIENTAL
PETROLEUM AND MINERALS CORPORATION,
Petitioner, v. TUSCAN REALTY, INC., Respondent.
A.M. No. 08-5-305-RTC, July 09, 2013 - RE:
FAILURE OF FORMER JUDGE ANTONIO A. CARBONELL
TO DECIDE CASES SUBMITTED FOR DECISION AND TO
RESOLVE PENDING MOTIONS IN THE REGIONAL
TRIAL COURT, BRANCH 27, SAN FERNANDO, LA
UNION.
G.R. No. 203241, July 10, 2013 - RIZAL
COMMERCIAL BANKING CORPORATION, Petitioner, v.
www.chanrobles.com/cralaw/2013julydecisions.php?id=608
Cecilia and the spouses Johnson were declared in default for their failure to file an Answer within the
reglementary period.13 On the other hand, the spouses Yoshizaki filed their Answer with Compulsory
Counterclaims on June 23, 1999. They claimed that Joy Training authorized the spouses Johnson to sell
the parcel of land. They asserted that a majority of the board of trustees approved the resolution. They
maintained that the actual members of the board of trustees consist of five members, namely: the
spouses Johnson, Reuben, Alexander, and Abelardo. Moreover, Connie Dayot, the corporate secretary,
issued a certification dated February 20, 199814 authorizing the spouses Johnson to act on Joy
Training’s behalf. Furthermore, they highlighted that the Wrangler jeep and other personal properties
were registered in the name of the spouses Johnson.15 Lastly, they assailed the RTC’s jurisdiction over
the case. They posited that the case is an intra-corporate dispute cognizable by the Securities and
Exchange Commission (SEC).16 cralaw virtualaw library
After the presentation of their testimonial evidence, the spouses Yoshizaki formally offered in evidence
photocopies of the resolution and certification, among others.17 Joy Training objected to the formal offer
of the photocopied resolution and certification on the ground that they were not the best evidence of
their contents.18 In an Order19 dated May 18, 2004, the RTC denied the admission of the offered copies.
The RTC Ruling
The RTC ruled in favor of the spouses Yoshizaki. It found that Joy Training owned the real properties.
However, it held that the sale was valid because Joy Training authorized the spouses Johnson to sell the
real properties. It recognized that there were only five actual members of the board of trustees;
consequently, a majority of the board of trustees validly authorized the sale. It also ruled that the sale of
personal properties was valid because they were registered in the spouses Johnson’s name.20 cralaw virtualaw library
Joy Training appealed the RTC decision to the CA.
The CA Ruling
The CA upheld the RTC’s jurisdiction over the case but reversed its ruling with respect to the sale of real
properties. It maintained that the present action is cognizable by the RTC because it involves recovery of
ownership from third parties.
It also ruled that the resolution is void because it was not approved by a majority of the board of
trustees. It stated that under Section 25 of the Corporation Code, the basis for determining the
composition of the board of trustees is the list fixed in the articles of incorporation. Furthermore, Section
23 of the Corporation Code provides that the board of trustees shall hold office for one year and until
their successors are elected and qualified. Seven trustees constitute the board since Joy Training did not
The CA did not also give any probative value to the certification. It stated that the certification failed to
indicate the date and the names of the trustees present in the meeting. Moreover, the spouses Yoshizaki
did not present the minutes that would prove that the certification had been issued pursuant to a board
resolution.21 The CA also denied22 the spouses Yoshizaki’s motion for reconsideration, prompting Sally23
to file the present petition.
The Petition
Sally avers that the RTC has no jurisdiction over the case. She points out that the complaint was
principally for the nullification of a corporate act. The transfer of the SEC’s original and exclusive
jurisdiction to the RTC24 does not have any retroactive application because jurisdiction is a substantive
matter.
She argues that the spouses Johnson were authorized to sell the parcel of land and that she was a buyer
in good faith because she merely relied on TCT No. T-25334. The title states that the spouses Johnson
are Joy Training’s representatives.
She also argues that it is a basic principle that a party dealing with a registered land need not go beyond
the certificate of title to determine the condition of the property. In fact, the resolution and the
certification are mere reiterations of the spouses Johnson’s authority in the title to sell the real
properties. She further claims that the resolution and the certification are not even necessary to clothe
the spouses Johnson with the authority to sell the disputed properties. Furthermore, the contract of
agency was subsisting at the time of sale because Section 108 of Presidential Decree No. (PD) 1529
requires that the revocation of authority must be approved by a court of competent jurisdiction and no
revocation was reflected in the certificate of title.25 cralaw virtualaw library
The Case for the Respondent
In its Comment26 and Memorandum,27 Joy Training takes the opposite view that the RTC has jurisdiction
over the case. It posits that the action is essentially for recovery of property and is therefore a case
cognizable by the RTC. Furthermore, Sally is estopped from questioning the RTC’s jurisdiction because
she seeks to reinstate the RTC ruling in the present case.
Joy Training maintains that it did not authorize the spouses Johnson to sell its real properties. TCT No. T-
25334 does not specifically grant the authority to sell the parcel of land to the spouses Johnson. It
further asserts that the resolution and the certification should not be given any probative value because
they were not admitted in evidence by the RTC. It argues that the resolution is void for failure to comply
with the voting requirements under Section 40 of the Corporation Code. It also posits that the
certification is void because it lacks material particulars.
The Issues
The case comes to us with the following issues: cralawlibrary
1) Whether or not the RTC has jurisdiction over the present case; and
Whether or not there was a contract of agency to sell the real properties between Joy Training and
2)
the spouses Johnson.
As a consequence of the second issue, whether or not there was a valid contract of sale of the real
3)
properties between Joy Training and the spouses Yoshizaki.
Our Ruling
We find the petition unmeritorious.
The RTC has jurisdiction over disputes
concerning the application of the
Civil Code
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11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
FEDERICO A. SERRA, Respondent.
G.R. No. 202709, July 03, 2013 - PEOPLE OF THE
PHILIPPINES, Appellee, v. ROMEO ONIZA Y ONG AND
MERCY ONIZA Y CABARLE, Appellants.
A.M. No. CA-13-51-J, July 02, 2013 - RE: LETTER
COMPLAINT OF MERLITA B. FABIANA AGAINST
PRESIDING JUSTICE ANDRES B. REYES, JR.,
ASSOCIATE JUSTICES ISAIAS P. DICDICAN AND
STEPHEN C. CRUZ; CARAG JAMORA SOMERA AND
VILLAREAL LAW OFFICES AND ITS LAWYERS ATTYS.
ELPIDIO C. JAMORA, JR. AND BEATRIZ O.
GERONILLA-VILLEGAS, LAWYERS FOR MAGSAYSAY
MARITIME CORPORATION AND VISAYAN SURETY AND
INSURANCE CORPORATION.
G.R. No. 188711, July 08, 2013 - TAN BROTHERS
CORPORATION OF BASILAN CITY THROUGH ITS
OWNER/MANAGER, MAURO F. TAN, Petitioners, v.
EDNA R. ESCUDERO, Respondent.
G.R. No. 197789, July 08, 2013 - PNOC-ENERGY
DEVELOPMENT CORPORATION AND/OR PAUL A.
AQUINO, FRANCIS A. PALAFOX, Petitioners, v.
JOSELITO L. ESTRELLA, Respondent.
G.R. No. 185734, July 03, 2013 - ALFREDO C. LIM,
JR., Petitioner, v. SPOUSES TITO S. LAZARO AND
CARMEN T. LAZARO, Respondents.
G.R. No. 198680, July 08, 2013 - HEIRS OF
MAGDALENO YPON, NAMELY, ALVARO YPON,
ERUDITA Y. BARON, CICERO YPON, WILSON YPON,
VICTOR YPON, AND HINIDINO Y. PEÑALOSA,
Petitioners, v. GAUDIOSO PONTERAS RICAFORTE
A.K.A. “GAUDIOSO E. YPON,” AND THE REGISTER OF
DEEDS OF TOLEDO CITY, Respondents.
A.C. No. 6490 [Formerly CBD Case No. 03-1054],
July 09, 2013 - LILIA TABANG AND CONCEPCION
TABANG, Complainsnts, v. ATTY. GLENN C. GACOTT,
Respondent.
A.C. No. 7749, July 08, 2013 - JOSEFINA CARANZA
VDA. DE SALDIVAR, Complainant, v. ATTY. RAMON SG
CABANES, JR., Respondent.
G.R. No. 170245, July 01, 2013 - THE HEIRS OF
SPOUSES DOMINGO TRIA AND CONSORCIA CAMANO
TRIA, Petitioners, v. LAND BANK OF THE PHILIPPINES
AND DEPARTMENT OF AGRARIAN REFORM,
Respondents.
G.R. No. 195649, July 02, 2013 - CASAN MACODE
MACQUILING, Petitioner, v. COMMISSION ON
ELECTIONS, ROMMEL ARNADO Y CAGOCO, AND LINOG
G. BALUA, Respondents.
G.R. No. 179256, July 10, 2013 - FIRST PHILIPPINE
INDUSTRIAL CORPORATION, Petitioner, v. RAQUEL M.
CALIMBAS AND LUISA P. MAHILOM, Respondents.
G.R. No. 186366, July 03, 2013 - HEIRS OF JOSE
FERNANDO, Petitioners, v. REYNALDO DE BELEN,
Respondent.
A.C. No. 6942, July 17, 2013 - SONIC STEEL
INDUSTRIES, INC., Complainant, v. ATTY. NONNATUS
P. CHUA, Respondent.
G.R. No. 177050, July 01, 2013 - CARLOS LIM,
CONSOLACION LIM, EDMUNDO LIM,* CARLITO LIM,
SHIRLEY LEODADIA DIZON,** AND ARLEEN LIM
FERNANDEZ, Petitioners, v. DEVELOPMENT BANK OF
THE PHILIPPINES, Respondent.
G.R. No. 198759, July 01, 2013 - PHILIPPINE
AIRLINES, INC., Petitioner, v. COMMISSIONER OF
INTERNAL REVENUE, Respondent.
G.R. Nos. 206844-45, July 23, 2013 - COALITION
OF ASSOCIATIONS OF SENIOR CITIZENS IN THE
PHILIPPINES, INC. [SENIOR CITIZENS PARTY-LIST],
REPRESENTED HEREIN BY ITS CHAIRPERSON AND
FIRST NOMINEE, FRANCISCO G. DATOL, JR.,
Petitioner, v. COMMISSION ON ELECTIONS,
Respondent.; G. R. NO. 206982 - COALITION OF
ASSOCIATIONS OF SENIOR CITIZENS IN THE
PHILIPPINES, INC. (SENIOR CITIZENS),
REPRESENTED BY ITS PRESIDENT AND INCUMBENT
REPRESENTATIVE IN THE HOUSE OF
REPRESENTATIVES, ATTY. GODOFREDO V. ARQUIZA,
Petitioner, v. COMMISSION ON ELECTIONS,
Respondent.
G.R. No. 191247, July 10, 2013 - FRANCISCO L.
ROSARIO, JR., Petitioner, v. LELLANI DE GUZMAN,
ARLEEN DE GUZMAN, PHILIP RYAN DE GUZMAN, AND
ROSELLA DE GUZMAN BAUTISTA, Respondents.
G.R. No. 189686, July 15, 2013 - UNIVERSAL
ROBINA CORPORATION AND LANCE Y. GOKONGWEI,
Petitioners, v. WILFREDO Z. CASTILLO, Respondent.
G.R. No. 191411, July 15, 2013 - RAFAEL L.
COSCOLLUELA, Petitioner, v. SANDIGANBAYAN
(FIRST DIVISION) AND PEOPLE OF THE PHILIPPINES,
Respondents.
www.chanrobles.com/cralaw/2013julydecisions.php?id=608
Jurisdiction over the subject matter is the power to hear and determine cases of the general class to
which the proceedings before a court belong.28 It is conferred by law. The allegations in the complaint
and the status or relationship of the parties determine which court has jurisdiction over the nature of an
action.29 The same test applies in ascertaining whether a case involves an intra-corporate controversy.30 cralaw
virtualaw library
The CA correctly ruled that the RTC has jurisdiction over the present case. Joy Training seeks to nullify
the sale of the real properties on the ground that there was no contract of agency between Joy Training
and the spouses Johnson. This was beyond the ambit of the SEC’s original and exclusive jurisdiction prior
to the enactment of Republic Act No. 8799 which only took effect on August 3, 2000. The determination
of the existence of a contract of agency and the validity of a contract of sale requires the application of
the relevant provisions of the Civil Code. It is a well-settled rule that “[d]isputes concerning the
application of the Civil Code are properly cognizable by courts of general jurisdiction.”31 Indeed, no
special skill requiring the SEC’s technical expertise is necessary for the disposition of this issue and of this
case.
The Supreme Court may review questions of
fact in a petition for review on certiorari
when the findings of fact by the lower courts
are conflicting
We are aware that the issues at hand require us to review the pieces of evidence presented by the
parties before the lower courts. As a general rule, a petition for review on certiorari precludes this Court
from entertaining factual issues; we are not duty-bound to analyze again and weigh the evidence
introduced in and considered by the lower courts. However, the present case falls under the recognized
exception that a review of the facts is warranted when the findings of the lower courts are conflicting.32
Accordingly, we will examine the relevant pieces of evidence presented to the lower court.
There is no contract of agency between Joy
Training and the spouses Johnson to sell the
parcel of land with its improvements
Article 1868 of the Civil Code defines a contract of agency as a contract whereby a person “binds himself
to render some service or to do something in representation or on behalf of another, with the consent or
authority of the latter.” It may be express, or implied from the acts of the principal, from his silence or
lack of action, or his failure to repudiate the agency, knowing that another person is acting on his behalf
without authority.
As a general rule, a contract of agency may be oral. However, it must be written when the law requires a
specific form.33 Specifically, Article 1874 of the Civil Code provides that the contract of agency must be
written for the validity of the sale of a piece of land or any interest therein. Otherwise, the sale shall be
void. A related provision, Article 1878 of the Civil Code, states that special powers of attorney are
necessary to convey real rights over immovable properties.
The special power of attorney mandated by law must be one that expressly mentions a sale or that
includes a sale as a necessary ingredient of the authorized act. We unequivocably declared in
Cosmic Lumber Corporation v. Court of Appeals34 that a special power of attorney must express the
powers of the agent in clear and unmistakable language for the principal to confer the right upon
an agent to sell real estate. When there is any reasonable doubt that the language so used conveys such
power, no such construction shall be given the document. The purpose of the law in requiring a special
power of attorney in the disposition of immovable property is to protect the interest of an unsuspecting
owner from being prejudiced by the unwarranted act of another and to caution the buyer to assure
himself of the specific authorization of the putative agent.35 cralaw virtualaw library
In the present case, Sally presents three pieces of evidence which allegedly prove that Joy Training
specially authorized the spouses Johnson to sell the real properties: (1) TCT No. T-25334, (2) the
resolution, (3) and the certification. We quote the pertinent portions of these documents for a
thorough examination of Sally’s claimuote the pertinent portions of the said documents.. this Court
becuse es. es Training did not e. TCT No. T-25334, entered in the Registry of Deeds on March 5, 1998,
states: cralawlibrary
A parcel of land x x x is registered in accordance with the provisions of the Property
Registration Decree in the name of JOY TRAINING CENTER OF AURORA, INC., Rep. by
Sps. RICHARD A. JOHNSON and LINDA S. JOHNSON, both of legal age, U.S. Citizen,
and residents of P.O. Box 3246, Shawnee, Ks 66203, U.S.A.36 (emphasis ours)
On the other hand, the fifth paragraph of the certification provides: cralawlibrary
Further, Richard A. and Linda J[.] Johnson were given FULL AUTHORITY for ALL
SIGNATORY purposes for the corporation on ANY and all matters and decisions
regarding the property and ministry here. They will follow guidelines set forth
according to their appointment and ministerial and missionary training and in that, they
will formulate and come up with by-laws which will address and serve as governing papers
over the center and corporation. They are to issue monthly and quarterly statements to all
members of the corporation.37 (emphasis ours)
The resolution states: cralawlibrary
We, the undersigned Board of Trustees (in majority) have authorized the sale of land
and building owned by spouses Richard A. and Linda J[.] Johnson (as described in
the title SN No. 5102156 filed with the Province of Aurora last 5th day of March, 1998.
These proceeds are going to pay outstanding loans against the project and the dissolution
of the corporation shall follow the sale. This is a religious, non-profit corporation and no
profits or stocks are issued.38 (emphasis ours)
The above documents do not convince us of the existence of the contract of agency to sell the real
properties. TCT No. T-25334 merely states that Joy Training is represented by the spouses Johnson. The
title does not explicitly confer to the spouses Johnson the authority to sell the parcel of land and the
building thereon. Moreover, the phrase “Rep. by Sps. Richard A. Johnson and LINDA S. JOHNSON”39 only
means that the spouses Johnson represented Joy Training in land registration.
The lower courts should not have relied on the resolution and the certification in resolving the case. The
spouses Yoshizaki did not produce the original documents during trial. They also failed to show that the
production of pieces of secondary evidence falls under the exceptions enumerated in Section 3, Rule 130
of the Rules of Court.40 Thus, the general rule – that no evidence shall be admissible other than the
original document itself when the subject of inquiry is the contents of a document – applies.41 cralaw virtualaw library
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11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
G.R. No. 202867, July 15, 2013 - PEOPLE OF THE
PHILIPPINES, Appellee, v. REGIE LABIAGA, Appellant.
G.R. No. 196741, July 17, 2013 - PHILIPPINE
TOURISM AUTHORITY (Now known AS TOURISM
INFRASTRUCTURE AND ENTERPRISE ZONE
AUTHORITY), Petitioner, v. MARCOSA A. SABANDAL-
HERZENSTIEL, PEDRO TAPALES, LUIS TAPALES, AND
ROMEO TAPALES, Respondents.
G.R. No. 176111, July 12, 2013 - CAROLINA B.
JOSE, Petitioner, v. PURITA SUAREZ, Respondent.
G.R. No. 192306, July 15, 2013 - JESSIE G.
MARTINEZ, Petitioner, v. CENTRAL PANGASINAN
ELECTRIC COOPERATIVE, INC. (CENPELCO),
Respondent.
G.R. No. 179334, July 01, 2013 - SECRETARY OF
Nonetheless, if only to erase doubts on the issues surrounding this case, we declare that even if we
consider the photocopied resolution and certification, this Court will still arrive at the same conclusion.
The resolution which purportedly grants the spouses Johnson a special power of attorney is negated by
the phrase “land and building owned by spouses Richard A. and Linda J[.] Johnson.”42 Even if we
disregard such phrase, the resolution must be given scant consideration. We adhere to the CA’s position
that the basis for determining the board of trustees’ composition is the trustees as fixed in the articles of
incorporation and not the actual members of the board. The second paragraph of Section 2543 of the
Corporation Code expressly provides that a majority of the number of trustees as fixed in the articles
of incorporation shall constitute a quorum for the transaction of corporate business.
Moreover, the certification is a mere general power of attorney which comprises all of Joy Training’s
business.44 Article 1877 of the Civil Code clearly states that “[a]n agency couched in general terms
comprises only acts of administration, even if the principal should state that he withholds no
power or that the agent may execute such acts as he may consider appropriate, or even
though the agency should authorize a general and unlimited management.”45 cralaw virtualaw library

THE DEPARTMENT OF PUBLIC WORKS AND

HIGHWAYS AND DISTRICT ENGINEER CELESTINO R.
CONTRERAS, Petitioners, v. SPOUSES HERACLEO AND
RAMONA TECSON, Respondents.
G.R. No. 179786, July 24, 2013 - JOSIELENE LARA
CHAN, Petitioner, v. JOHNNY T. CHAN, Respondent.
G.R. No. 186264, July 08, 2013 - DR. LORNA
C.FORMARAN, Petitioner, v. DR. GLENDA B. ONG AND
SOLOMON S. ONG, Respondents.
G.R. No. 191068, July 17, 2013 - PEOPLE OF THE
PHILIPPINES, Plaintiff-Appellee, v. CHRIS CORPUZ Y
BASBAS, Accused-Appellant.
G.R. No. 175142, July 22, 2013 - BONIFACIO
WATER CORPORATION (FORMERLY BONIFACIO
VIVENDI WATER CORPORATION), Petitioner, v. THE
COMMISSIONER OF INTERNAL REVENUE, Respondent.
G.R. No. 200895, July 31, 2013 - ROLANDO M.
MENDIOLA, Petitioner, v. COMMERZ TRADING INT’L.,
INC., Respondent.
G.R. No. 199294, July 31, 2013 - RALPH LITO W.
LOPEZ, Petitioner, v. PEOPLE OF THE PHILIPPINES,
Respondent.
G.R. No. 206505, July 24, 2013 - JEREME G.
VILLANUEVA, SR., Petitioner, v. BALIWAG
NAVIGATION, INC., VICTORIA VDA. DE TENGCO AND
UNITRA MARITIME CO., LTD., Respondent.
G.R. No. 188500, July 24, 2013 - PROVINCE OF
CAGAYAN, REPRESENTED BY HON. ALVARO T.
ANTONIO, GOVERNOR, AND ROBERT ADAP,
ENVIRONMENTAL AND NATURAL RESOURCES
OFFICER, Petitioners, v. JOSEPH LASAM LARA,
Respondent.
G.R. No. 193874, July 24, 2013 - REPUBLIC OF THE
PHILIPPINES, Petitioner, v. RICORDITO N. DE ASIS,
JR., Respondent.
G.R. No. 172346, July 24, 2013 - SPOUSES NAMEAL
AND LOURDES BONROSTRO, Petitioners, v. SPOUSES
JUAN AND CONSTANCIA LUNA, Respondents.
The contract of sale is unenforceable
Necessarily, the absence of a contract of agency renders the contract of sale unenforceable;46 Joy
Training effectively did not enter into a valid contract of sale with the spouses Yoshizaki. Sally cannot also
claim that she was a buyer in good faith. She misapprehended the rule that persons dealing with a
registered land have the legal right to rely on the face of the title and to dispense with the need to
inquire further, except when the party concerned has actual knowledge of facts and circumstances that
would impel a reasonably cautious man to make such inquiry.47 This rule applies when the ownership of
a parcel of land is disputed and not when the fact of agency is contested.
At this point, we reiterate the established principle that persons dealing with an agent must ascertain not
only the fact of agency, but also the nature and extent of the agent’s authority. 48 A third person with
whom the agent wishes to contract on behalf of the principal may require the presentation of the power
of attorney, or the instructions as regards the agency.49 The basis for agency is representation and a
person dealing with an agent is put upon inquiry and must discover on his own peril the authority of the
agent.50 Thus, Sally bought the real properties at her own risk; she bears the risk of injury occasioned by
her transaction with the spouses Johnson.
WHEREFORE, premises considered, the assailed Decision dated February 14, 2006 and Resolution dated
October 3, 2006 of the Court of Appeals are hereby AFFIRMED and the petition is hereby DENIED for
lack of merit.
SO ORDERED.
Carpio, (Chairperson), Perez, Mendoza,* and Perlas-Bernabe, JJ., concur.
Endnotes:
*
In lieu of Associate Justice Mariano C. del Castillo per Raffle dated July 31, 2013.
1 Dated November 20, 2006 and filed under Rule 45 of the Rules of Court; rollo, pp. 36-68.
2 Id. at 9-30; penned by Associate Justice Mariano C. del Castillo (now a Member of this
Court), and concurred in by Associate Justices Conrado M. Vasquez, Jr. and Magdangal M.
de Leon.
3 Id. at 31-32.
4 Id. at 99.

A.M. OCA IPI No. 02-1321-P, July 16, 2013 - 5 Id. at 216.
CONCERNED CITIZEN, Complainant, v. NONITA V.
CATENA, COURT STENOGRAPHER III, REGIONAL 6
TRIAL COURT, BRANCH 50, PUERTO PRINCESA, Id. at 101-102.
PALAWAN, Respondent.
7 Id. at 104.
A.C. No. 6664, July 16, 2013 - FERDINAND A.
SAMSON, Complainant, v. ATTY. EDGARDO O. ERA, 8 Id. at 10.
Respondent.
nadcralawlibrary

9 Id. at 13-14.
G.R. No. 191566, July 17, 2013 - PEOPLE OF THE redcralaw

PHILIPPINES, Petitioner, v. EDGARDO V. ODTUHAN,

Respondent. 10 Id. at 12.

G.R. No. 197537, July 24, 2013 - PEOPLE OF THE 11 Id. at 100.
PHILIPPINES, Plaintiff-Appellee, v. NINOY ROSALES Y
ESTO, Accused-Appellant. 12 Id. at 21.
G.R. No. 190340, July 24, 2013 - PEOPLE OF THE
PHILIPPINES, Plaintiff-Appellee, v. ROGELIO RAMOS 13 Id. at 18.
AND MARISSA INTERO RAMOS, Accused-Appellants.
14 Id. at 98.
G.R. No. 179638, July 08, 2013 - HEIRS OF
NUMERIANO MIRANDA, SR., namely: CIRILA 15
(deceased), CORNELIO, NUMERIANO, JR., ERLINDA, Id. at 15-16.
LOLITA, RUFINA, DANILO, ALEJANDRO, FELIMON,
TERESITA, ELIZABETH AND ANALIZA, ALL SURNAMED 16Supra note 13.
MIRANDA, Petitioners, v. PABLO R. MIRANDA,
Respondent. 17 Id. at 204-208.
G.R. No. 173587, July 15, 2013 - ZUELLIG PHARMA 18
CORPORATION, Petitioner, v. ALICE M. SIBAL, MA. Id. at 213.
TERESA J. BARISO, PRESCILLANO L. GONZALES,
LAURA B. BERNARDO, MAMERTA R. ZITA, JOSEPHINE 19 Id. at 215.
JUDY C. GARCIA, MENDOZA,* AND MA. ASUNCION B.
HERCE, EDITHA D. CARPITANOS, MA. LUZ B. BUENO, 20 Id. at 119-156.
DANTE C. VERASTIGUE,** AGNES R. ALCOBER,
ARWIN Y. CRUZ, ADONIS F. OCAMPO, SOPHIA P. 21
ANGELES, JOEL B. BUSTAMANTE, EDITHA B. COLE, Supra note 2.
LUDIVINA C. PACIA, ROSELLE M. DIZON, RODOLFO A.
ABCEDE, WILFREDO RICAFRENTE, RODOLFO R. 22 Supra note 3.
ROBERTO, ROSALIE R. LUNAR, BENJAMIN R.
CALAYCAY, GUILLERO YAP CADORNA, THROVADORE 23 Yoshio was not included as a petitioner because he died prior to the filing of the petition

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11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
TOBOSO, CAROLINA S. UY, MARIA LORETTO M. REGIS, for review on certiorari before the Supreme Court.
ALMAR C. CALUAG,** VILMA R. SAPIWOSO,
ANATALIA L. CALPITO, FELIPE S. CALINAWAN, 24 Section 5.2 of Republic Act No. 8799.
VIVIELIZA DELMAR MANULAT, MA. LIZA L.
red cralawlibrary

RAFINAN,** AMMIE V. GATILAO, ALEX B. SADAYA 25Supra

AND REGINO EDDIE PANGA, Respondents. note 1.

G.R. No. 174912, July 24, 2013 - BPI EMPLOYEES 26 Rollo, pp. 177-185.
UNION-DAVAO CITY-FUBU (BPIEU-DAVAO CITY-
FUBU), Petitioner, v. BANK OF THE PHILIPPINE 27 Id. at 296-316.
ISLANDS (BPI), AND BPI OFFICERS CLARO M. REYES,
CECIL CONANAN AND GEMMA VELEZ, Respondents. 28Reyes v. Diaz, 73 Phil. 484, 486 (1941).
G.R. No. 197360, July 03, 2013 - PEOPLE OF THE
PHILIPPINES, Plaintiff-Appellee, v. RONALD CREDO 29Ty v. Court of Appeals, 408 Phil. 792, 798 (2001); and Viray v. Court of Appeals, G.R.
AKA “ONTOG,” RANDY CREDO AND ROLANDO CREDO No. 92481, November 9, 1990, 191 SCRA 308, 321, citing Republic v. Sebastian, No. L-
Y SAN BUENAVENTURA, Accused-Appellants. 35621, July 30, 1976, 72 SCRA 222.
G.R. No. 199082, G.R. NO. 199085, G.R. NO. 30Vitaliano
199118, July 23, 2013 - JOSE MIGUEL T. ARROYO, N. Aguirre II, et al. v. FQB+7, Inc., et al., G.R. No. 170770, January 9, 2013.
Petitioner, v. DEPARTMENT OF JUSTICE; COMMISSION
31Nautica Canning Corporation v. Yumul, 510 Phil. 197, 209 (2005).
ON ELECTIONS; HON. LEILA DE LIMA, IN HER
CAPACITY AS SECRETARY OF THE DEPARTMENT OF
JUSTICE; HON. SIXTO BRILLANTES, JR., IN HIS 32Medina v. Asistio, Jr., G.R. No. 75450, November 8, 1990, 191 SCRA 218, 223-224.
CAPACITY AS CHAIRPERSON OF THE COMMISSION ON
ELECTIONS; AND THE JOINT DOJ-COMELEC 33
PRELIMINARY INVESTIGATION COMMITTEE AND CIVIL CODE, Article 1869.
FACT-FINDING TEAM, Respondents.; G.R. NO. 199085
34 G.R. No. 114311, November 29, 1996, 265 SCRA 168, 176.
- BENJAMIN S. ABALOS, SR., Petitioner, v. HON. LEILA
DE LIMA, IN HER CAPACITY AS SECRETARY OF
JUSTICE; HON. SIXTO S. BRILLANTES, JR., IN HIS 35Pahud v. Court of Appeals, G.R. No. 160346, August 25, 2009, 597 SCRA 13, 22.
CAPACITY AS COMELEC CHAIRPERSON; RENE V.
SARMIENTO, LUCENITO N. TAGLE, ARMANDO V. 36Supra
VELASCO, ELIAS R. YUSOPH, CHRISTIAN ROBERT S. note 4. cralaw

LIM AND AUGUSTO C. LAGMAN, IN THEIR CAPACITY

37Supra note 14.
AS COMELEC COMMISSIONERS; CLARO A. ARELLANO,
GEORGE C. DEE, JACINTO G. ANG, ROMEO B. FORTES
AND MICHAEL D. VILLARET, IN THEIR CAPACITY AS 38Supra note 11.
CHAIRPERSON AND MEMBERS, RESPECTIVELY, OF
THE JOINT DOJ-COMELEC PRELIMINARY 39Supra
INVESTIGATION COMMITTEE ON THE 2004 AND 2007 note 14.
ELECTION FRAUD RESPONDENTS.; G.R. NO. 199118 -
40 RULES OF COURT, Rule 130, Section 3 provides:
GLORIA MACAPAGAL-ARROYO, Petitioner, v. cralawlibrary

COMMISSION ON ELECTIONS, REPRESENTED BY

CHAIRPERSON SIXTO S. BRILLANTES, JR., Original document must be produced; exceptions. — When the subject of inquiry is the
DEPARTMENT OF JUSTICE, REPRESENTED BY contents of a document, no evidence shall be admissible other than the original document
SECRETARY LEILA M. DE LIMA, JOINT DOJ-COMELEC itself, except in the following cases: cralawlibrary

PRELIMINARY INVESTIGATION COMMITTEE,

SENATOR AQUILINO M. PIMENTEL III, AND DOJ- (a) When the original has been lost or destroyed, or cannot be produced in court, without
COMELEC FACT-FINDING TEAM, Respondents.
bad faith on the part of the offeror; chanr0blesvirtualawlibrary

G.R. No. 175844, July 29, 2013 - BANK OF THE

PHILIPPINE ISLANDS, Petitioner, v. SARABIA MANOR (b) When the original is in the custody or under the control of the party against whom the
HOTEL CORPORATION, Respondent. evidence is offered, and the latter fails to produce it after reasonable notice; chanr0blesvirtualawlibrary

G.R. No. 192571, July 23, 2013 - ABBOTT
LABORATORIES, PHILIPPINES, CECILLE A. TERRIBLE,
EDWIN D. FEIST, MARIA OLIVIA T. YABUT-MISA,
TERESITA C. BERNARDO, AND ALLAN G. ALMAZAR,
Petitioners, v. PEARLIE ANN F. ALCARAZ, Respondent.
A.M. No. 11-10-03-0, July 30, 2013 - RE: LETTER
DATED APRIL 18, 2011 OF CHIEF PUBLIC ATTORNEY
PERSIDA RUEDA-ACOSTA REQUESTING EXEMPTION
FROM THE PAYMENT OF SHERIFF’S EXPENSES
G.R. No. 179607, July 24, 2013 - CIRILA MANOTA,
FOR HERSELF AND IN BEHALF OF HER CHILDREN,
CLAIRE, CATHERINE, CHARLES, PHILIP
(c) When the original consists of numerous accounts or other documents which cannot be
examined in court without great loss of time and the fact sought to be established from
them is only the general result of the whole; and
(d) When the original is a public record in the custody of a public officer or is recorded in a
public office. [italics supplied]
41Ibid.
42Supra note 11.
43 Section 25 of the Corporation Code provides:
cralawlibrary

CHRISTOPHER, CARMI JOY, CARLO JOHN AND CEDRIC

JAMES, Petitioners, v. AVANTGARDE SHIPPING
CORPORATION AND/OR SEMBAWANG JOHNSON
MANAGEMENT PTE., LTD, Respondents.
G.R. No. 185740, July 23, 2013 - THE PROVINCIAL
GOVERNMENT OF CAMARINES NORTE, REPRESENTED
BY GOVERNOR JESUS O. TYPOCO, JR., Petitioner, v.
BEATRIZ O. GONZALES, Respondent.
The directors or trustees and officers to be elected shall perform the duties enjoined on
them by law and the by-laws of the corporation. Unless the articles of incorporation or the
by-laws provide for a greater majority, a majority of the number of directors or trustees as
fixed in the articles of incorporation shall constitute a quorum for the transaction of
corporate business, and every decision of at least a majority of the directors or trustees
present at a meeting at which there is a quorum shall be valid as a corporate act, except
for the election of officers which shall require the vote of a majority of all the members of
the board.

G.R. No. 179146, July 23, 2013 - HOLY CHILD 44 CIVIL CODE, Article 1876.
CATHOLIC SCHOOL, Petitioner, v. HON. PATRICIA
STO. TOMAS, IN HER OFFICIAL CAPACITY AS 45
SECRETARY OF THE DEPARTMENT OF LABOR AND CIVIL CODE, Article 1877.
EMPLOYMENT, AND PINAG-ISANG TINIG AT LAKAS
NG ANAKPAWIS – HOLY CHILD CATHOLIC SCHOOL 46 CIVIL CODE, Article 1403.
TEACHERS AND EMPLOYEES LABOR UNION (HCCS-
TELU-PIGLAS), Respondents. 47 Naawan Community Rural Bank, Inc. v. Court of Appeals, 443 Phil. 56, 65-66 (2003).
G.R. No. 170677, July 31, 2013 - VSD REALTY & 48Country
DEVELOPMENT CORPORATION, Petitioner, v. Bankers Insurance Corporation v. Keppel Cebu Shipyard, G.R. No. 166044, June
UNIWIDE SALES, INC. AND DOLORES BAELLO TEJAD, 18, 2012, 673 SCRA 427, 451.
Respondents.
49 CIVIL CODE, Article 1902.
G.R. No. 183608, July 13, 2013 - FAUSTINO T.
CHINGKOE AND GLORIA CHINGKOE, Petitioners, v. 50 CIVIL CODE, Article 1403.
REPUBLIC OF THE PHILIPPINES, REPRESENTED BY
THE BUREAU OF CUSTOMS, Respondent.

G.R. No. 203585, July 29, 2013 - MILA CABOVERDE

TANTANO AND ROSELLER CABOVERDE, Petitioners, v.
DOMINALDA ESPINACABOVERDE, EVE CABOVERDE-
YU, FE CABOVERDE-LABRADOR, AND JOSEPHINE E. Back to Home | Back to Main
CABOVERDE, Respondents.

G.R. No. 194709, July 31, 2013 - MINETTE

BAPTISTA, BANNIE EDSEL SAN MIGUEL, AND MA. FE QUICK SEARCH
DAYON, Petitioners, v. ROSARIO VILLANUEVA,
JANETTE ROLDAN, DANILO OLAYVAR, ONOFRE
ESTRELLA, CATALINO LEDDA, MANOLO GUBANGCO,
GILBERT ORIBIANA, CONSTANCIO SANTIAGO, RUTH 1901 1902 1903 1904 1905 1906 1907 1908
BAYQUEN, RUBY CASTANEDA, ALFRED LANDAS, JR.,

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11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
ROSELYN GARCES, EUGENE CRUZ, MENANDRO 1909 1910 1911 1912 1913 1914 1915 1916
SAMSON, FEDERICO MUNOZ AND SALVADOR DIWA,
Respondents. 1917 1918 1919 1920 1921 1922 1923 1924
1925 1926 1927 1928 1929 1930 1931 1932
G.R. No. 172846, July 24, 2013 - MANILA POLO
CLUB EMPLOYEES’ UNION (MPCEU) FUR-TUCP, 1933 1934 1935 1936 1937 1938 1939 1940
Petitioner, v. MANILA POLO CLUB, INC., Respondent. 1941 1942 1943 1944 1945 1946 1947 1948

G.R. No. 189028, July 16, 2013 - NATIONAL ARTIST 1949 1950 1951 1952 1953 1954 1955 1956
FOR LITERATURE VIRGILIO ALMARIO, NATIONAL 1957 1958 1959 1960 1961 1962 1963 1964
ARTIST FOR LITERATURE BIENVENIDO LUMBERA,
NATIONAL ARTIST FOR VISUAL ARTS (PAINTING) 1965 1966 1967 1968 1969 1970 1971 1972
BENEDICTO CABRERA, NATIONAL ARTIST FOR 1973 1974 1975 1976 1977 1978 1979 1980
VISUAL ARTS (SCULPTURE) NAPOLEON ABUEVA,
NATIONAL ARTIST FOR VISUAL ARTS (PAINTING AND 1981 1982 1983 1984 1985 1986 1987 1988
SCULPTURE) ARTURO LUZ, NATIONAL ARTIST FOR 1989 1990 1991 1992 1993 1994 1995 1996
PRODUCTION DESIGN SALVADOR BERNAL,
UNIVERSITY PROFESSOR EMERITUS GEMINO ABAD, 1997 1998 1999 2000 2001 2002 2003 2004
DEAN MARVIC M.V.F. LEONEN (UP COLLEGE OF LAW), 2005 2006 2007 2008 2009 2010 2011 2012
DEAN DANILO SILVESTRE (UP COLLEGE OF
ARCHITECTURE), DEAN ROLAND TOLENTINO (UP 2013 2014 2015 2016 2017 2018
COLLEGE OF MASS COMMUNICATION), PROF. JOSE
DALISAY, DR. ANTON JUAN, DR. ALEXANDER CORTEZ,
DR. JOSE NEIL GARCIA, DR. PEDRO JUN CRUZ REYES,
PROF. JOSE CLAUDIO GUERRERO, PROF. MICHAEL M.
COROZA, PROF. GERARD LICO, PROF. VERNE DE LA
PENA, PROF. MARIAN ABUAN, PROF. THEODORE O.
TE, DR. CRISTINA PANTOJA-HIDALGO, PROF. JOSE
Main Indices of the Library ---> Go!
WENDELL CAPILI, PROF. SIR ANRIAL TIATCO, PROF.
NICOLO DEL CASTILLO, PROF. HORACIO DUMANLIG,
PROF. DANTON REMOTO, PROF. PRISCELINA PATAJO-
LEGASTO, PROF. BELEN CALINGACION, PROF. AMIEL
Y. LEONARDIA, PROF. VIM NADERA, PROF. MARILYN
CANTA, PROF. CECILIA DELA PAZ, PROF. CHARLSON
ONG, PROF. CLOD MARLON YAMBAO, PROF. KENNETH
JAMANDRE, PROF. JETHRO JOAQUIN, ATTY. F.D.
NICOLAS B. PICHAY, ATTY. ROSE BEATRIX ANGELES,
MR. FERNANDO JOSEF, MS. SUSAN S. LARA, MR.
ALFRED YUSON, MS. JING PANGANIBAN-MENDOZA,
MR. ROMULO BAQUIRAN, JR., MR. CARLJOE JAVIER,
MS. REBECCA T. ANONUEVO, MR. JP ANTHONY D.
CUNADA, MS. LEAH NAVARRO, MR. MARK MEILLY, MR.
VERGEL O. SANTOS, MR. GIL OLEA MENDOZA, MR.
EDGAR C. SAMAR, MS. CHRISTINE BELLEN, MR.
ANGELO R. LACUESTA, MS. ANNA MARIA KATIGBAK-
LACUESTA, MR. LEX LEDESMA, MS. KELLY PERIQUET,
MS. CARLA PACIS, MR. J. ALBERT GAMBOA, MR.
CESAR EVANGELISTA BUENDIA, MR. PAOLO
ALCAZAREN, MR. ALWYN C. JAVIER, MR. RAYMOND
MAGNO GARLITOS, MS. GANG BADOY, MR. LESLIE
BOCOBO, MS. FRANCES BRETANA, MS. JUDITH
TORRES, MS. JANNETTE PINZON, MS. JUNE POTICAR-
DALISAY, MS. CAMILLE DE LA ROSA, MR. JAMES
LADIORAY, MR. RENATO CONSTANTINO, JR., AND
CONCERNED ARTISTS OF THE PHILIPPINES (CAP),
Petitioners, v. THE EXECUTIVE SECRETARY, THE
SECRETARY OF THE DEPARTMENT OF BUDGET AND
MANAGEMENT, THE CULTURAL CENTER OF THE
PHILIPPINES, THE NATIONAL COMMISSION ON
CULTURE AND THE ARTS, MS. CECILE GUIDOTE-
ALVAREZ, MR. CARLO MAGNO JOSE CAPARAS,1 MR.
JOSE MORENO, MR. FRANCISCO MAÑOSA, AND ALL
PERSONS, PUBLIC AND PRIVATE, ACTING UNDER
THEIR INSTRUCTIONS, DIRECTION, CONTROL AND
SUPERVISION IN RELATION TO THE CONFERMENT OF
THE ORDER OF THE NATIONAL ARTIST AND THE
RELEASE OF FUNDS IN RELATION TO THE
CONFERMENT OF THE HONORS AND PRIVILEGES OF
THE ORDER OF NATIONAL ARTISTS ON RESPONDENTS
GUIDOTE-ALVAREZ, CAPARAS, MORENO AND
MAÑOSA, Respondents.

G.R. No. 189316, July 01, 2013 - PHILIPPINE

NATIONAL BANK, Petitioner, v. SPOUSES BERNARD
AND CRESENCIA MARAÑON, Respondents.

G.R. No. 184908, July 03, 2013 - MAJOR JOEL G.

CANTOS, Petitioner, v. PEOPLE OF THE PHILIPPINES,
Respondent.

G.R. No. 192394, July 03, 2013 - ROY D. PASOS,

Petitioner, v. PHILIPPINE NATIONAL CONSTRUCTION
CORPORATION, Respondent.

G.R. No. 177763, July 03, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. GARY VERGARA Y
ORIEL AND JOSEPH INOCENCIO1 y PAULINO,
Accused-Appellants.

G.R. No. 181277, July 03, 2013 - SWEDISH MATCH

PHILIPPINES, INC., Petitioner, v. THE TREASURER OF
THE CITY OF MANILA, Respondent.

G.R. No. 198240, July 03, 2013 - LUISA NAVARRO

MARCOS*, Petitioner, v. THE HEIRS OF THE LATE DR.
ANDRES NAVARRO, JR., NAMELY NONITA NAVARRO,
FRANCISCA NAVARRO MALAPITAN, SOLEDAD
NAVARRO BROCHLER, NONITA BARRUN NAVARRO,
JR., IMELDA NAVARRO, ANDRES NAVARRO III,
MILAGROS NAVARRO YAP, PILAR NAVARRO, TERESA
NAVARRO-TABITA, AND LOURDES BARRUN-REJUSO,
Respondents.

G.R. No. 188217, July 03, 2013 - FERNANDO M.

ESPINO, Petitioner, v. PEOPLE OF THE PHILIPPINES,
Respondent.

G.R. No. 199932, July 03, 2013 - CAMILO A.

ESGUERRA, Petitioner, v. UNITED PHILIPPINES
LINES, INC., BELSHIPS MANAGEMENT (SINGAPORE)

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11/24/2019 G.R. No. 174978, July 31, 2013 - SALLY YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF AURORA, INC., Respondent. : JULY …
PTE LTD., AND/OR FERNANDO T. LISING,
Respondents.

G.R. No. 159213, July 03, 2013 - VECTOR SHIPPING

CORPORATION AND FRANCISCO SORIANO,
Petitioners, v. AMERICAN HOME ASSURANCE
COMPANY AND SULPICIO LINES, INC., Respondents.

G.R. No. 198534, July 03, 2013 - JENNY F.

PECKSON, Petitioner, v. ROBINSONS SUPERMARKET
CORPORATION, JODY GADIA, ROENA SARTE, AND
RUBY ALEX, Respondents.

G.R. No. 192179, July 03, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. LITO HATSERO,
Accused-Appellant.

G.R. No. 182349, July 24, 2013 - REMAN RECIO,

Petitioner, v. HEIRS OF THE SPOUSES AGUEDO AND
MARIA ALTAMIRANO, NAMELY: ALEJANDRO,
ADELAIDA, CATALINA, ALFREDO, FRANCISCO, ALL
SURNAMED ALTAMIRANO; VIOLETA ALTAMIRANO
OLFATO, AND LORETA ALTAMIRANO VDA. DE
MARALIT AND SPOUSES LAURO AND MARCELINA
LAJARCA, Respondents.

G.R. No. 185160, July 24, 2013 - POLYMER RUBBER

CORPORATION AND JOSEPH ANG, Petitioners, v.
BAYOLO SALAMUDING, Respondent.

G.R. No. 192896, July 24, 2013 - DREAM VILLAGE

NEIGHBORHOOD ASSOCIATION, INC., REPRESENTED
BY ITS INCUMBENT PRESIDENT, GREG SERIEGO,
Petitioner, v. BASES CONVERSION DEVELOPMENT
AUTHORITY, Respondent.

A.C. No. 7686, July 31, 2013 - JAIME JOVEN AND

REYNALDO C. RASING, Ccomplainants, v. ATTYS.
PABLO R. CRUZ AND FRANKIE O. MAGSALIN III,
Respondents.

G.R. No. 181539, July 24, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. EDWIN ALEMAN Y
LONGHAS, Accused-Appellant.

G.R. No. 188046, July 24, 2013 - LAND BANK OF

THE PHILIPPINES, Petitioner, v. AMERICAN RUBBER
CORPORATION, Respondent.

G.R. No. 181163, July 24, 2013 - ASIAN

TERMINALS, INC., Petitioner, v. PHILAM INSURANCE
CO., INC. (NOW CHARTIS PHILIPPINES INSURANCE,
INC.), Respondent.

G.R. No. 181444, July 17, 2013 - BOBBY “ABEL”

AVELINO Y BULAWAN, Petitioner, v. PEOPLE OF THE
PHILIPPINES, Respondent.

G.R. No. 197250, July 17, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. REYNALDO
“ANDY” SOMOZA Y HANDAYA, Accused-Appellant.

G.R. No. 201728, July 17, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. MARVIN CRUZ,
Accused-Appellant.

G.R. No. 160739, July 17, 2013 - ANITA MANGILA,

Petitioner, v. JUDGE HERIBERTO M. PANGILINAN,
ASST.CITY PROSECUTOR II LUCIA JUDY SOLINAP,
AND NATIONAL BUREAU OF INVESTIGATION
(DIRECTOR REYNALDO WYCOCO), Respondents.

G.R. No. 173307, July 17, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. VICTORINO
REYES, Accused-Appellant.

G.R. No. 157900, July 22, 2013 - ZUELLIG FREIGHT

AND CARGO SYSTEMS, Petitioner, v. NATIONAL
LABOR RELATIONS COMMISSION AND RONALDO V.
SAN MIGUEL, Respondents.

G.R. No. 189343, July 10, 2013 - BENILDA N.

BACASMAS, Petitioner, v. SANDIGANBAYAN AND
PEOPLE OF THE PHILIPPINES, Respondents.; G.R. NO.
189369 - ALAN C. GAVIOLA, Petitioner, v. PEOPLE OF
THE PHILIPPINES, RESPONDENT.; G.R. NO. 189553 -
EUSTAQUIO B. CESA, Petitioner, v. PEOPLE OF THE
PHILIPPINES, Respondent.

G.R. Nos. 168951& 169000, July 17, 2013 - DR.

ROGER R. POSADAS AND DR. ROLANDO P. DAYCO,
Petitioners, v. SANDIGANBAYAN AND PEOPLE OF THE
PHILIPPINES, Respondents.

G.R. No. 201979, July 10, 2013 - GILDA C.

FERNANDEZ AND BERNADETTE A. BELTRAN,
Petitioners, v. NEWFIELD STAFF SOLUTIONS,
INC./ARNOLD “JAY” LOPEZ, JR., Respondents.

G.R. No. 198020, July 10, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. JOSEPH BARRA,
Accused-Appellant.

G.R. No. 195528, July 04, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. JOSE CLARA Y
BUHAIN, Accused-Appellant.

G.R. No. 162385, July 15, 2013 - SAMAR-MED

DISTRIBUTION, Petitioner, v. NATIONAL LABOR
RELATIONS COMMISSION, AND JOSAFAT GUTANG,
Respondents.

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G.R. No. 172504, July 31, 2013 - DONNA C.

NAGTALON, Petitioner, v. UNITED COCONUT
PLANTERS BANK, Respondent.

G.R. No. 197725, July 31, 2013 - MARK ANTHONY

ESTEBAN (IN SUBSTITUTION OF THE DECEASED
GABRIEL O. ESTEBAN), Petitioner, v. SPOUSES
RODRIGO C. MARCELO AND CARMEN T. MARCELO,
Respondents.

G.R. No. 188708, July 31, 2013 - PEOPLE OF THE

PHILIPPINES, Appellee, v. ALAMADA MACABANDO,
Appellant.

G.R. No. 179326, July 31, 2013 - LUCIANO P.

CAÑEDO,* Petitioner, v. KAMPILAN SECURITY AND
DETECTIVE AGENCY, INC. AND RAMONCITO L.
ARQUIZA, Respondents.

G.R. No. 174978, July 31, 2013 - SALLY

YOSHIZAKI, Petitioner, v. JOY TRAINING CENTER OF
AURORA, INC., Respondent.

A.M. No. P-10-2789 (formerly A.M. OCA IPI No. 09-

3181-P), July 31, 2013 - DEVELOPMENT BANK OF THE
PHILIPPINES, REPRESENTED BY ATTY. BENILDA A.
TEJADA, Complainant, v. DAMVIN V. FAMERO,
SHERIFF IV, REGIONAL TRIAL COURT, BRANCH 43,
ROXAS, ORIENTAL MINDORO, Respondent.

G.R. No. 165014, July 31, 2013 - HEIRS OF

ALEJANDRA DELFIN, NAMELY: LEOPOLDO DELFIN
(DECEASED), REPRESENTED BY HIS SPOUSE, LUZ C.
DELFIN, AND CHILDREN, LELANE C. DELFIN AND
ANASTACIA C. DELFIN, MARCELITO DELFIN,
FRANCISCO DELFIN, APOLLO DELFIN, ABRILES
DELFIN, LYDIA D. DACULAN, OLIVIA D. CABALLERO,
ALEJANDRO DELFIN, JULITO DELFIN, AND CANDIDO
DELFIN, JR., Petitioners, v. AVELINA RABADON,
PACIANO PANOGALING, HILARIA RABADON, PABLO
BOQUILLA, CATALINA RABADON, PACIANO RABAYA,
FE RABADON, GONZALO DABON, AND ROBERTO
RABADON, Respondents.

G.R. No. 186509, July 29, 2013 - PHILMAN MARINE

AGENCY, INC. (NOW DOHLE-PHILMAN MANNING
AGENCY, INC.) AND/OR DOHLE (IOM) LIMITED,
Petitioners, v. ARMANDO S. CABANBAN, Respondent.

G.R. No. 159371, July 29, 2013 - D. M. CONSUNJI

CORPORATION, Petitioner, v. ROGELIO P. BELLO,
Respondent.

G.R. No. 206236, July 15, 2013 - GILFREDO

BACOLOD, A.K.A. GILARDO BACOLOD, Accused-
Petitioner, v. PEOPLE OF THE PHILIPPINES, Plaintiff-
Respondent.

G.R. No. 186610, July 29, 2013 - POLICE SENIOR

SUPERINTENDENT DIMAPINTO MACAWADIB,
Petitioner, v. THE PHILIPPINE NATIONAL POLICE
DIRECTORATE FOR PERSONNEL AND RECORDS
MANAGEMENT, Respondent.

G.R. No. 161075, July 15, 2013 - RAFAEL JOSE

CONSING, JR., Petitioner, v. PEOPLE OF THE
PHILIPPINES, Respondent.

G.R. No. 181119, July 31, 2013 - ARNEL ALICANDO

Y BRIONES, Petitioner, v. PEOPLE OF THE
PHILIPPINES, Respondent.

G.R. No. 189570, July 31, 2013 - HEIRS OF

SANTIAGO NISPEROS, TEODORICO NISPEROS,
RESTITUTA LARON, CARMELITA H. NISPEROS,
VIRGILIO H. NISPEROS, CONCHITA H. NISPEROS,
PURITA H. NISPEROS, PEPITO H. NISPEROS, REBECCA
H. NISPEROS, ABRAHAM H. NISPEROS, IGNACIO F.
NISPEROS, RODOLFO F. NISPEROS, RAYMUNDO F.
NISPEROS, RENATO F. NISPEROS, FE N. MUNAR,
BENITO F. NISPEROS, REYNALDO N. NISPEROS,
MELBA N. JOSE, ELY N. GADIANO, REPRESENTED BY
TEODORICO NISPEROS, Petitioners, v. MARISSA
NISPEROS-DUCUSIN, Respondent.

G.R. No. 196973, July 31, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. RUPER POSING Y
ALAYON, Accused-Appellant.

OCA I.P.I. NO. 11-3589-RTJ, July 29, 2013 -

KONRAD A. RUBIN AND CONRADO C. RUBIN,
Complainants, v. JUDGE EVELYN CORPUS-CABOCHAN,
PRESIDING JUDGE, REGIONAL TRIAL COURT, BRANCH
98, QUEZON CITY, Respondent.

G.R. No. 191219, July 31, 2013 - SPO1 RAMON

LIHAYLIHAY1 AND C/INSP. VIRGILIO V. VINLUAN,
Petitioners, v. PEOPLE OF THE PHILIPPINES,
Respondent.

G.R. No. 161211, July 17, 2013 - SPOUSES CELSO

DICO, SR. AND ANGELES DICO, Petitioners, v.
VIZCAYA MANAGEMENT CORPORATION, Respondent.

G.R. No. 173226, July 29, 2013 - LAND BANK OF

THE PHILIPPINES, Petitioner, v. MANUEL O. GALLEGO,
JR., JOSEPH L. GALLEGO AND CHRISTOPHER L.
GALLEGO, Respondents.

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G.R. No. 188767, July 24, 2013 - SPOUSES
ARGOVAN AND FLORIDA GADITANO, Petitioners, v.
SAN MIGUEL CORPORATION, Respondent.

G.R. No. 189121, July 31, 2013 - AMELIA GARCIA-

QUIAZON, JENNETH QUIAZON AND MARIA JENNIFER
QUIAZON, Petitioners, v. MA. LOURDES BELEN, FOR
AND IN BEHALF OF MARIA LOURDES ELISE QUIAZON,
Respondent.

G.R. No. 192685, July 31, 2013 - OSCAR R. AMPIL,

Petitioner, v. THE HON. OFFICE OF THE OMBUDSMAN,
POLICARPIO L. ESPENESIN, REGISTRAR, REGISTER
OF DEEDS, PASIG CITY, FRANCIS SERRANO, YVONNE
S. YUCHENGCO, AND GEMA O. CHENG, Respondents.;
G.R. No. 199115 - OSCAR R. AMPIL, Petitioner, v.
POLICARPIO L. ESPENESIN, Respondent.

G.R. No. 175666, July 29, 2013 - MANILA BANKERS

LIFE INSURANCE CORPORATION, Petitioner, v.
CRESENCIA P. ABAN, Respondent.

G.R. No. 165386, July 29, 2013 - NATIONAL POWER

CORPORATION, Petitioner, v. SPOUSES SALVADOR
AND NENITA CRUZ, SPOUSES EDMUNDO AND MERLA
BARZAGA, SPOUSES CRISANTO AND JULIETA DELA
CRUZ, SPOUSES LORENZO AND ROSALINA
PALAGANAS, SPOUSES RICARDO AND LOLITA
SAGUID, SPOUSES CARMELITA A-ND RESTITUTO
ALCID, HIPOLITA NASALGA, CRISELDA AND
'REDENTOR REYES, ILUMINADA ALIPIO, REYNALDO
ALIPIO, CORAZON PELAYO, SPOUSES ROLANDO AND
FELICIDAD BOANGUTS, SPOUSES JOSELLTO AND
CAROLINE MENDOZA, SPOUSES ERLINDA AND CELSO
DE GUZMAN, SPOUSES MIGUEL AND VIRGINIA CASAS,
SPOUSES ERLINDA AND CELSO DICCION, MA. RENITA
MARIANO, VICTORIA ESPIRITU, SPOUSES VICTOR
AND ROSARION SOTELO, RENATO GUIEB, DANIEL
STA. MARIA, SPOUSES MELANIO AND SOTERIA
TORRES, SPOUSES CIRIACO AND PERLITA BENDIJO,
SPOUSES L.ILIA AND DOMINGO TORRES, PACITA
TORRES AND GREGORIA.CASTILLO, SPOUSES
HILARIO AND AMANDA DONIZA, SPOUSES JEREMIAS
AND ISABEL GARCIA, SPOUSES EDUARDO AND MA.
MARIN CALDERON, SPOUSES ERNESTO AND PELAGIA
LUCAS, CORAZON ACOSTA, TERESITA LACSON AND
JULIANA DE GUZMAN, PERLA REYES, SPOUSES
ESMELITON AND REMEDIOS ESPIRITU, SPOUSES
ROGELIO AND AURORA ABALON, DITAS GARCIA,
TERESITA CAPATI, SPOUSES EFREN AND MERCEDES
MARTIN, SPOUSES HIPOLITO AND ANTONIA STA.
MARIA, DIONISIO AND ATANACIA DOMONDON,
JAOQUIN AND MA. THERESA DELA ROSA, SPOUSES
ROMULO AND NORMA DUCUSIN, GENOVEVA CRUZ
AND A. BAUTISTA, PURITA SUNICO, SPOUSES
MINERVA AND ROQUE NUALLA, AND SPOUSES
GABINO, JR. AND CRISPINA ALIPIO, Respondents.

G.R. No. 198110, July 31, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. WILSON ROMAN,
Accused-Appellant.

G.R. No. 147257, July 31, 2013 - SPOUSES JESUS

DYCOCO and JOELA E. DYCOCO, Petitioners, v. THE
HONORABLE COURT OF APPEALS, NELLY SIAPNO-
SANCHEZ and INOCENCIO BERMA, Respondents.

A.C. No. 9906, July 29, 2013 - ATTY. LESTER R.

NUIQUE, Complainant, v. ATTY. EDUARDO SEDILLO,
Respondent.

G.R. No. 191025, July 31, 2013 - RHODORA

PRIETO, Petitioner, v. ALPADI DEVELOPMENT
CORPORATION, Respondent.

G.R. No. 184622, July 03, 2013 - PHILIPPINE

OVERSEAS TELECOMMUNICATIONS CORPORATION
(POTC) AND PHILIPPINE COMMUNICATIONS
SATELLITE CORPORATION (PHILCOMSAT),
Petitioners, v. VICTOR AFRICA, ERLINDA I. BILDNER,
SYLVIA K. ILUSORIO, HONORIO POBLADOR III,
VICTORIA C. DELOS REYES, JOHN BENEDICT SIOSON,
AND JOHN/JANE DOES. Respondents.; G.R. Nos.
184712-14 - PHILIPPINE OVERSEAS
TELECOMMUNICATIONS CORPORATION (POTC) AND
PHILIPPINE COMMUNICATIONS SATELLITE
CORPORATION (PHILCOMSAT), Petitioners, v. HON.
JENNY LIN ALDECOA-DELORINO, PAIRING JUDGE OF
THE REGIONAL TRIAL COURT OF MAKATI CITY-
BRANCH 138, VICTOR AFRICA, PURPORTEDLY
REPRESENTING PHILCOMSAT, AND JOHN/JANE DOES,
Respondents.; G.R. No. 186066 - PHILCOMSAT
HOLDINGS CORPORATION, REPRESENTED BY
CONCEPCION POBLADOR, Petitioner, v. PHILIPPINE
COMMUNICATIONS SATELLITE CORPORATION
(PHILCOMSAT), REPRESENTED BY VICTOR AFRICA,
Respondents.; G.R. No. 186590 - PHILCOMSAT
HOLDINGS CORPORATION, REPRESENTED BY
ERLINDA I. BILDNER, Petitioner, v. PHILCOMSAT
HOLDINGS CORPORATION, REPRESENTED BY
ENRIQUE L. LOCSIN, Respondent.

G.R. No. 182280, July 29, 2013 - TERESA C.

AGUILAR, CESAR D. RAAGAS, VILLAMOR VILLEGAS,
AND THE REGISTER OF DEEDS FOR THE CITY OF
MAKATI, Petitioners. v. MICHAEL J. O’PALLICK,
Respondent.

G.R. No. 189293, July 10, 2013 - PEOPLE OF THE

PHILIPPINES, Plaintiff-Appellee, v. VICENTE
CANDELLADA, Accused-Appellant.

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