property

PROPERTY

PROPERTY

89UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v i l ACADEMICSCHAIR:LESTERJAYALANE.FLORESIIVICECHAIRSFORACADEMICS:KARENJOYG.SABUGO&JOHNHENRYC.MENDOZAVICECHAIRFORADMINISTRATIONANDFINANCE:JEANELLEC.LEEVICECHAIRSFORLAYOUTANDDESIGN:EARLLOUIEM.MASACAYAN&THEENAC.MARTINEZ

I.CHARACTERISTICSQ:Whatisproperty?A: It isanobjectorarightwhich isappropriatedor susceptible of appropriation by man, withcapacity to satisfy human wants and needs(PinedaProperty,p.1,1999Ed)Q: What are the requisites for a thing to beconsideredasproperty?A:USA

1. Utility capability to satisfy a humanneed

2. Substantivity/Individuality independentexistence

3. Appropriability susceptibility toownership/possession, even if not yetactuallyappropriated

Q: What properties are not susceptible ofappropriation?

A:

1. Commonthings(rescommones)

XPN: Those that may be appropriatedundercertainconditionsinalimitedway.

e.g.Electricity

2. Not susceptible due to physicalimpossibilitye.g.Sun

3. Notsusceptibleduetolegalimpossibilitye.g.Humanbody

II.CLASSIFICATIONOFPROPERTY

Q:Whataretheclassificationsofproperty?

A:1. Astomobility

a. Immovableorrealpropertyb. Movableorpersonalproperty

2. Astoownership

a. Publicdominionb. Privateownership

3. Astoalienability

a. Alienableb. Inalienable

4. Astoindividuality

a. Specificpropertyb. Genericproperty

5. Astosusceptibilitytotouch

a. Tangibleb. Intangible

6. Astosusceptibilitytosubstitution

a. Fungibleb. Nonfungible

7. Astoaccession

a. Principalb. Accessory

A.HIDDENTREASURE

Q:Whatistheconceptofhiddentreasure?

A:HUM

1. Hiddenandunknown2. Unknownowner3. Consists of Money, jewels, or other

preciousobjects.(Notrawmaterials)Q: What is the meaning of other preciousobjects?A: Under the ejusdem generis rule, the phraseshouldbeunderstoodasbeing similar tomoneyorjewelry.Q:Isoilorgoldconsideredashiddentreasure?A:No,thesearenaturalresources.Q:Whatistheruleregardingdiscoveryofhiddentreasure?A:

GR: If the finder is the owner of the land,building,orotherpropertywhereitisfound,theentirehiddentreasurebelongstohim.XPN: If the finder is not the owner or is astranger (includes the lessee orusufructuary), he is entitled to thereof.(Art566,NCC)

Q:Whatistheeffectifthefinderismarried?

A:Ifthefinderismarriedheorshegetsonehalfof the treasure or its value his or her spouse isentitledtoshareonehalfofthatshare itbeingaconjugalproperty.(Art.117,par.4,FC)

UST GOLDEN NOTES 2011

Q:Whenisthefinderentitledtoanyshareinthehiddentreasure?

A:Requisites:ACTA

1. DiscoverywasmadeonthepropertyofAnother, or of the State or any of itspoliticalsubdivisions;

2. MadebyChance;and3. He isnotaTrespasserorAgentof the

landowner.(Art.438par.2,NCC)

Note:Ifthethingsfoundbeofinteresttoscienceorthearts,theStatemayacquirethemattheirjustprice,whichshallbedividedinconformitywiththerulestated.(Art.438,NCC)

Q:WhatisthemeaningofByChance?

A:The finderhadno intention to search for thetreasure. There is no agreement between theowner of the property and the finder for thesearch of the treasure. (Pineda Property, p. 86,1999ed)

Q:Adam,abuildingcontractor,wasengagedbyBlastoconstructahouseonalotwhichhe(Blas)owns.While digging on the lot in order to laydown the foundationof thehouse,Adamhitaveryhardobject.Itturnedouttobethevaultofthe old Banco de las Islas Filipinas. Using adetonationdevice,Adamwasable toopen thevaultcontainingoldnotesandcoinswhichwerein circulationduring theSpanishera.While thenotesandcoinsareno longer legaltender,theywere valued at P 100million because of theirhistorical value and the coins silver and nickelcontent.Thefollowingfiledlegalclaimsoverthenotesandcoins:

i) Adam,asfinder;ii) Blas, as ownerof the propertywhere

theywerefound;iii) Bank of the Philippine Islands, as

successorininterest of the owner ofthevault;and

iv) ThePhilippineGovernmentbecauseoftheirhistoricalvalue.

Q:Whoownsthenotesandcoins?

A: Hidden treasure is money jewelry or otherpreciousobjectstheownershipofwhichdoesnotappear (Art.439,CC).Thevaultof theBancodelas Islas Filipinas has been buried for about acentury and the Bank of the Philippine Islandscannotsucceedby inheritancetothepropertyofBancode las IslasFilipinas.Theownershipofthevault,togetherwiththenotesandcoinscannowlegallybeconsideredashiddentreasurebecause

its ownership is no longer apparent. Thecontractor, Adams, is not a trespasser andtherefore entitled to onehalf of the hiddentreasure and Blas as owner of the property, isentitled theotherhalf (Art.438,NCC).Since thenotes and coins have historical value, thegovernmentmayacquirethemattheir justpricewhich in turn will be divided equally betweenAdamandBlas(Art.438,par.3,CC)

Alternative Answer: The Banco de las IslasFilipinasistheownerofthevault.Thefinderandtheownerof the landcannotshare in thenotesand coins,because theyarenotburied treasureunder the law, as the ownership is known.Although under Art. 720 of the Civil Code thefindershallbegivenarewardofonetenthofthepriceofthethingfound,asalostmovable,ontheprincipleofquasicontract.

However, thenotesandcoinsmayhavebecomeres nullius considering that Banco de las IslasFilipinas is no longer a juridical person and hasapparentlygivenup looking for themandAdam,the first one to take possession with intent topossessshallbecomethesoleowner.

Q:Assuming thateitherorbothAdamandBlasareadjudgedasowners,willthenotesandcoinsbedeemedpartoftheirabsolutecommunityorconjugal partnership of gains with theirrespectivespouses?

A: Yes. The hidden treasure will be part of theabsolutecommunityorconjugalproperty,of therespectivemarriages(Arts.91,93and106,FamilyCode).

AlternativeAnswer:Itisnothiddentreasureandtherefore, not part of the absolute or conjugalpartnershipof thespouses.But the finderof thelostmovable,thenhisrewardequivalenttoonetenth of the value of the vaults contents, willform part of the conjugal partnership. If thegovernment wants to acquire the notes andcoins, itmustexpropriate them forpublicuseasmuseumpiecesandpayjustcompensation.(2008BarQuestion)

B.RIGHTOFACCESSION

Q:Whatistherightofaccession?

A:Thatrightofownershipofwhichanownerofathing has over the products of said thing(accession discreta), as well as to all thingsinseparably attached or incorporated thereto

90 CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM

PROPERTY

91UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v i l

ACADEMICSCHAIR:LESTERJAYALANE.FLORESIIVICECHAIRSFORACADEMICS:KARENJOYG.SABUGO&JOHNHENRYC.MENDOZAVICECHAIRFORADMINISTRATIONANDFINANCE:JEANELLEC.LEEVICECHAIRSFORLAYOUTANDDESIGN:EARLLOUIEM.MASACAYAN&THEENAC.MARTINEZ

whether naturally or artificially (accessioncontinua).(PinedaProperty,p.88,1999ed)

1.FRUITS

Q:Whatistheruleontheownersrightofaccessionwithrespecttowhatisproducedbyhisproperty?

A: Totheownerbelongsthe:1. naturalfruits;2. industrialfruits;3. civilfruits.(Art.441,NCC)

NOTE:Natural fruits are the spontaneousproductsof the soil, and the young and other products ofanimals.

Industrial fruitsare thoseproducedby landsofanykindthroughcultivationorlabor.

Civil fruits are the rents of buildings, the price ofleasesof landsandotherpropertyand theamountof perpetual or life annuities or other similarincome.

Q:Whatistheobligationoftheownerwhoreceivesthefruitfromathirdperson?A: Hewhoreceives the fruitshastheobligationto pay the expensesmade by a third person intheirproduction,gathering,andpreservation.

NOTE: Only such as are manifest or born areconsideredasnaturalorindustrialfruits.

Withrespecttoanimals,itissufficientthattheyareinthewombofthemother,althoughunborn.

2.ACCESSION;IMMOVABLEPROPERTYFRUITS

Q:Whatistheruleiftheplanterandownerofthelandaredifferent?

A:Asto:

GatheredFruits

PlanterinGF PlanterinBF

Planter KeepsfruitsReimbursedforexpensesforproduction,gathering,and

preservation

OwnerNonecessitytoreimbursethe

planterofexpensessinceheretainsthefruits

Getsfruits,payplanterexpenses

StandingCrops

PlanterinGF PlanterinBF

Planter

Reimbursedforexpenses,

forproduction,gathering,andpreservation.

Loseseverything.Norightofreimbursement

Owner

Ownsfruitsprovidedhepaysplanterexpenses,

forproduction,gathering,andpreservation.

Ownsfruits


Q:Givetherulewhenthelandowneristhebuilder,planterorsower.

A:

LandOwner

andBuilder,PlanterorSowerOwnerofMaterials

GoodFaith GoodFaith

Acquirebuildingetc.afterpayingindemnityforvalueofmaterials.

1.Removematerialsifw/oinjurytoworks,plantingsorconstructions;or

2.Receiveindemnityforvalueofmaterials

BadFaith GoodFaith

Acquirebuildingetc.afterpayingvalueofmaterialsANDindemnityfordamages,subjecttotherightoftheownerofmaterialstoremove

1.Removematerials,w/orw/oinjuryandbeindemnifiedfordamages;or

2.Beindemnifiedforvalueofmaterialsanddamages

GoodFaith BadFaith

Acquirew/opayingindemnityandrighttodamages.Losematerialsw/obeingindemnified

andpaydamages

BadFaith BadFaith

Asthoughbothactedingoodfaith

(inparidelicto)


PROPERTY

Q:Givetherulewhenlandownerisnotbuilder,planterorsower.

A:

LandOwner Builder,Planter,SowerandOwnerofMaterials

GoodFaith GoodFaith

LOhasoptionto:

1.Acquireimprovementsafterpayingindemnitywhichcouldeitherbe:

a.Originalcostsofimprovements

b.Increaseinthevalueofthewhole.

2.Sellthelandtobuilderandplanterorcollectrentfromsowerunlessthevalueofthelandisconsiderablygreaterthanthebuildingetc.,inwhichcase,thebuilderandplantershallpayrentunderthetermsfixedbytheparties.

Incaselandownerexercises(1),builderhastherighttoretainuntilindemnityispaidandcannotberequiredtopayrent.

GoodFaith BadFaith

1.Optionto:

a.Acquireimprovementswithoutpayingindemnityandcollectdamages.

b.Sellthelandtobuilderandplanterorrentittothesower,andcollectdamagesinbothcases.

c.Orderthedemolitionofworkorrestorationtoformerconditionandcollectdamagesinbothcases.

2.Paynecessaryexpensesforpreservation.

1.Loseimprovementswithoutrighttobeindemnified.

2.Recovernecessaryexpensesforpreservationofland.

3.Paydamagestolandowner.

BadFaith GoodFaith

1.Landownermustindemnifybuilder,planter,sowerforimprovementsandpaydamages.

2.CannotcompelBuilder,planterandsowertobuyland.

1.Receiveindemnityforimprovementsandreceivedamages;or

2.Removetheminanyeventandreceivedamages

BadFaith BadFaith

Asthoughbothactedingoodfaith

(inparidelicto)

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UNIVERSITYOFSANTOTOMASF a c u l t a d d e D e r e c h o C i v i l



Q:Givetherulewhenthelandowner,builder,planter,sowerandownerofmaterialsaredifferentpersons.

A:

LandOwner Builder,Planter,Sower OwnerofMaterials

GoodFaith GoodFaith GoodFaith

1.Acquireimprovementsandpayindemnitytobuilder,planter,sowerandbesubsidiarilyliabletoownerofmaterialsforvalueofmaterials

2.Either

a.Sellthelandtobuilderandplanterexceptifitsvalueisconsiderablymore.

b.Renttosower.

1.Rightofretentionfornecessaryandusefulexpensesand2.Payvalueofmaterialstoitsowner.

1.CollectvalueofmaterialsprimarilyfromBPSandsubsidiarilyfromLOifformerisinsolvent

2.Removeonlyifw/oinjury

GoodFaith GoodFaith BadFaith

1.Optionto:

a.Acquireimprovementsandpayindemnitytobuilder,planter,sower.

b.

i.Selltobuilder,planterexceptifthevalueoflandisconsiderablymore,then,forcedlease.

ii.Renttosower

2.Withoutsubsidiaryliabilityforcostofmaterials.

1.Rightofretentionfornecessaryandusefulexpenses.

2.Keepbuildingetc.withoutindemnitytoownerofmaterialsandcollectdamagesfromhim.

1.Losematerialswithoutrighttoindemnity.

2.Paydamages.


PROPERTY

GoodFaith BadFaith BadFaith

1.Optionto:

a.Acquireimprovementswithoutpayingindemnityandcollectdamages.

b.Demolition/restoreplusdamages.

c.Selltobuilder,planterorcollectrentfromsowerplusdamages.

2.Paynecessaryexpensestobuilder,planter,sower

1.Recovernecessaryexpensesforlandpreservation.

2.Losesimprovementswithoutrighttoindemnityfromlandownerunlessthelattersellstheland.

1.Recovervaluefrombuilder,planter,sower(inparidelicto)

2.Ifbuilder,planter,soweracquiredimprovements,removematerialsifpossiblewithoutinjury.

3.Noactionagainstlandownerandmaybeliabletothelatterfordamages.

BadFaith BadFaith BadFaith

Sameasthoughbothactedingoodfaith

(inparidelicto)

BadFaith GoodFaith GoodFaith

1.Acquireimprovementsafterpayingindemnityanddamagestobuilder,planter,sower,unlessthelatterdecidestoremove.

1.Removeimprovements

2.Beindemnifiedfordamagesinanyevent

1.Removematerialsifpossiblewithoutinjury.

2.Collectvalueofmaterialsprimarilyfrombuilder,planter,sower,subsidiarilyfromlandowner.

BadFaith BadFaith GoodFaith

1.Acquireimprovementsafterindemnity,subsidiarilyliabletoownerofmaterials.

2.

a.Selltobuilder,planterexceptifvalueoflandismore.

b.Renttosower.

1.Rightofretentionfornecessaryexpenses

2.Payvalueofmaterialstoownerofmaterialsandpayhimdamages.

1.Collectvalueofmaterialsprimarilyfrombuilder,planter,sower,subsidiarilyfromlandowner.

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96 CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;

ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM

GoodFaith BadFaith GoodFaith

1.Optionto:

a.Acquirewithoutpayingindemnityandcollectdamages.

b.Selltobuilder,planterorrenttosowerandcollectdamages

2.Paynecessaryexpensestobuilder,planter,sower.

3.Subsidiarilyliabletoownerofmaterials.

1.Recovernecessaryexpenses.

2.Loseimprovementswithoutrightofindemnityfromlandownerunlessthelattersellstheland.

1.Collectvalueofmaterialsanddamagesfrombuilder,planter,sower.

2.Removematerialsinanyeventifbuilder,planter,sower.

BadFaith GoodFaith BadFaith

Acquire improvements and payindemnity and damages to builder,planter, sower unless the latterdecidestoremove.

1.Indemnityfordamages

2. Remove improvements in anyevent.

Noindemnity,losesmaterials.

Q:Whencantheownerofthe landappropriateashisowntheworks,sowingorplantingofthebuilder,planter,sowerrespectively.

A:Onlywhenthebuilder,planter,sowerbelievesthat he has the right to so build, plant, or sowbecausehe thinks he owns the land or believeshimself to have a claim of title. (Morales v. CA,G.R.No.12196,Jan.28,1998)

Note: Improvementsmade prior to the annotationofthenoticeoflispendensaredeemedtohavebeenmade in good faith. After such annotation, thebuildercannolongerinvoketherightsofabuilderingoodfaith.(Carrascosov.CA,G.R.No.123672,Dec.14,2005)

Q:Maytheownerofthelandchooseneithertopaythebuildingnortosellthelandanddemandtheremovalofthestructuresandrestorationofpossessionofthelot.Decide.

A:Theownerhas theoptionofpaying thevalueof the building or selling the land. He cannotrefuseeithertopayorsellandcompeltheownerofthebuildingtoremove itfromthe landwhereit iserected.He isentitled to such removalonlywhen, after having chosen to sell the land, theotherparty fails topay for the same. (Ignaciov.Hilario,76Phil606,1946)

Q:Felix cultivatedaparcelof landandplantedsugarcane,believingittobehisown.Whenthecropwaseightmonthsold,andharvestableafter

two more months, a resurvey of the landshowedthatitreallybelongedtoFred.WhataretheoptionsavailabletoFred?

A: As to the pending crops planted by Felix ingood faith,Fredhas theoptionofallowingFelixto continue the cultivation and to harvest thecrops,or tocontinue thecultivationandharvestthe cropshimself. In the latteroption,however,Felixshallhavetherighttoapartoftheexpensesof cultivation and to a part of the net harvest,bothinproportiontothetimeofpossession.(Art.545)(2000BarQuestion)

Q:Becauseofconfusionastotheboundariesofthe adjoining lots that they bought from thesame subdivision company, X constructed ahouse on the adjoining lot of Y in the honestbeliefthatitisthelandthatheboughtfromthesubdivisioncompany.

1. What are the respective rights of X and YwithrespecttoX'shouse?

A:TherightsofY,asownerofthelot,andofX,asbuilderofahousethereon,aregovernedbyArt.448 which grants to Y the right to choosebetweentworemedies:(a)appropriatethehouseby indemnifying X for its value plus whatevernecessaryexpenses the lattermayhave incurredfor thepreservationof the land,or (b)compelXto buy the land if the price of the land is not

PROPERTY

considerablymorethanthevalueofthehouse.Ifitis,thenXcannotbeobligedtobuythelandbuthe shall pay reasonable rent, and in case ofdisagreement,thecourtshallfixthetermsofthelease.

2. Suppose X was in good faith but Y knewthatXwasconstructingonhis(Y's)landbutsimplykeptquietaboutit,thinkingperhapsthathecouldgetX'shouse later.WhataretherespectiverightsofthepartiesoverX'shouseinthiscase?

A:Since the lotownerY isdeemed tobe inbadfaith (Art.453),Xas theparty ingood faithmay(a) remove the house and demandindemnification fordamages sufferedbyhim,or(b) demand payment of the value of the houseplusreparationfordamages(Art.447, inrelationtoArt.454).Ycontinuesasownerofthe lotandbecomes,underthesecondoption,ownerofthehouseaswell,afterhepaysthesumsdemanded.(1999BarQuestion)

Q:Pecsonownedacommercial lotonwhichhebuilt abuilding. For failure topay realty taxes,the lot was sold at public auction toNepomuceno,whointurnsoldittothespousesNuguid.Thesale,however,doesnotincludethebuilding. The spouses subsequentlymoved forthe delivery of possession of the said lot andapartment. Pecson filed a motion to restorepossession pending determination of the valueoftheapartment.MayPecsonclaimpaymentofrentals?

A: Yes,Pecson isentitled to rentalsby virtueofhis right of retention over the apartment. TheconstructionoftheapartmentwasundertakenatthetimewhenPecsonwasstilltheownerofthelot.When theNuguidsbecame theuncontestedowner of the lot, the apartmentwas already inexistenceandoccupiedbytenants.

Art.448doesnotapplytocaseswheretheownerof the land is thebuilderbutwho later lost theland; not being applicable, the indemnity thatshould be paid to the buyer must be the fairmarketvalueofthebuildingandnotjustthecostof construction thereof. To do otherwise wouldunjustlyenrichthenewowneroftheland.

Note: While the law aims to concentrate in oneperson the ownership of the land and theimprovements thereon in view of theimpracticability of creating a state of forced coownership, it guards against unjust enrichmentinsofarasthegoodfaithbuildersimprovementsareconcerned. The right of retention is considered as

one of the measures to protect builders in goodfaith.

Q: Pending complete reimbursement,may thespousesNuguidbenefitfromtheimprovement?

A:No.SincespousesNuguidoptedtoappropriatethe improvement for themselves when theyappliedforawritofexecutiondespiteknowledgethat the auction sale did not include theapartmentbuilding, they couldnotbenefit fromthe lots improvementuntil they reimbursed theimprover in full, based on the current marketvalue of the property. (Pecson v. CA, G.R. No.115814,May26,1995)

Q: In good faith,Pedro constructed a fivedoorcommercial building on the land of Pablowhowas also in good faith.WhenPablodiscoveredthe construction, he opted to appropriate thebuilding by paying Pedro the cost thereof.However, Pedro insists that he should be paidthecurrentmarketvalueof thebuilding,whichwasmuchhigherbecauseofinflation.

1.Whoiscorrect,PedroorPablo?

A:Pablo iscorrect.UnderArt.448 in relation toArt.546,thebuilder ingoodfaith isentitledtoarefund of the necessary and useful expensesincurred by him, or the increase in valuewhichthe land may have acquired by reason of theimprovement, at the option of the landowner.Thebuilderisentitledtoarefundoftheexpenseshe incurred,andnot to themarket valueof theimprovement.

Note: The case of Pecson v. CA, G.R. No. 115814,May26,1995isnotapplicable.

2. In themeantime that Pedro is not yet paid,who is entitled to the rentals of the building,PedroorPablo?

A:Pablo isentitledtotherentalsofthebuilding.Astheowneroftheland,Pabloisalsotheownerof the building being an accession thereto.However, Pedro who is entitled to retain thebuilding isalsoentitled to retain the rentals.He,however,shallapplytherentalstotheindemnitypayabletohimafterdeductingreasonablecostofrepairandmaintenance.(2000BarQuestion)

Q:What istheeffect ifthebuildingbuiltontheland owned by another is sold to pay for thelandsvalue?

A:Thebuilderbecomespartowneroftheland.

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Q: When may the land owner compel theremovalofthebuildingbuiltonhisland?

A: The landowner may not seek to compel theowner of the building to remove the buildingfrom the land after refusing to pay for thebuildingortosellthe land.He isentitledtosuchremoval only when, after having chosen to selltheland,theotherpartyfailstopayforsaidland.(Ignaciov.Hilario,G.R.L175,April30,1946)

Q: What is the rule when the lands value isconsiderablymorethantheimprovement?

A:Landownercannotcompelthebuildertobuytheland.Insuchevent,aforcedleaseiscreatedand the court shall fix the terms thereof in casethe parties disagree thereon (Depra v. Dumalo,No.L57348,May16,1985).

Q:What is the rulewhen landowner sells thelandtoa3rdpersonwhoisinbadfaith?

A:Buildermust go against the 3rd person but ifthelatterhaspaidthelandowner,acaseagainstsuch landownermaystillbe filedby thebuilderandthe3rdpersonmayfilea3rdpartycomplaintagainstlandowner.

Q: Does the land owner have the right ofremovalordemolition?

A:GR:No.XPN:Optionexercisedwascompulsorysellingandbuilderfailedtopay.


Q:Whatistherecourselefttothepartieswherethebuilderfailstopaythevalueoftheland?

A:While the Civil Code is silent on this point,guidancemaybehadfromthesedecisions:

1. InMirandav.Fadullon,G.R.No.L8220,Oct. 29, 1955, the builder might bemadetopayrentalonly,leavethingsasthey are, and assume the relation oflessorandlessee;

2. InIgnaciov.Hilario,G.R.L175,April30,1946,ownerof the landmayhave theimprovementremoved;or

3. In Bernardo v. Bataclan, G.R. No. L44606,Nov.28,1938,the landandtheimprovement may be sold in a public

auction, applying the proceeds first tothepaymentsof thevalueof the land,andtheexcessifany,tobedeliveredtothe owner of the house in paymentthereof. (Filipinas College Inc. v.Timbang, G.R. No. L12812, Sept. 29,1959)

Q: Will the land owner upon demand forpaymentautomaticallybecometheowneroftheimprovementforfailureofthebuildertopayforthevalueoftheland?A:No.ThereisnothinginArt.448and546whichwould justify the conclusion thatupon failureofthe builder to pay the value of the land, whensuch is demanded by the landowner, the landowner becomes automatically the owner of theimprovementunderArt.445.

Q: The Church, despite knowledge that itsintended contract of sale with the NationalHousing Autority had not been perfected,proceeded to introduce improvements on thedisputed land. On the other hand, NHAknowinglygrantedtheChurchtemporaryuseofthe subject properties and did notprevent theChurchfrommakingimprovementsthereon.DidtheChurchandNHAactinbadfaith?

A: Yes. The Church and theNHA, both acted inbad faith,hence, they shallbe treatedas if theywere both in good faith. (National HousingAuthority v. Grace Baptist Church, G.R. No.156437,Mar.1,2004)

USUFRUCTUARY

Q: What are the rights of the usufruct overimprovements he introduced on the propertyheldinusufruct?

A:

GR: The usufructuary is not entitled toindemnityfortheexpenseshehadincurredinthemakingoftheimprovements.XPN:Hemayremovetheimprovementsevenagainst thewillof theowner.Provided, thatnodamagewouldbecausedtotheproperty.(Art.579,NCC)

Note: The usufructuary may introduce useful orluxurious improvements but is prohibited fromalteringtheformandsubstanceoftheproperty

PROPERTY

Note: Iftheusufructuaryhasnotchosentoremovethe improvements,hemaynotbecompelled todoso(PinedaProperty,p.329,1999ed)

Q:Whatiftheimprovementscannotberemovedwithoutcausingdamagetotheproperty?

A: Theusufructuary can setoff the valueof theimprovementsagainsttheamountofthedamagehehadcausedtotheproperty.(Art.580,NCC)


3.LANDADJOININGRIVERBANKS

A.ALLUVION

Q:Whatisalluviumoralluvion?A:Itisthegradualdepositofsedimentbynaturalactionofacurrentoffreshwater(notseawater),the original identity of the deposit being lost.Where is by seawater, it belongs to the State.(Government of Philippine Islands v. Cabangis,G.R.No.L28379,Mar.27,1929)Note:Art.457statesTotheownersofthelandsadjoining the banks of the rivers belong theaccretionwhich they gradually receive from theeffectsofthecurrentofthewaters.

Q:Distinguishaccretionfromalluvium?

A: Accretion is the process whereby the soil isdepositedwhilealluviumisthesoildeposited.

Q:Whataretherequisitesofalluvium?

A:GMA

1. DepositisGradualandimperceptible2. Madethroughtheeffectsofthecurrent

ofthewater3. The land where the accretion takes

place is Adjacent to the banks of theriver

Q: What is the effect if all the requisites arepresent?A:Theriparianownerisautomaticallyentitledtotheaccretion.

Q:Whendoes thealluvion start tobecome thepropertyoftheriparianowner?

A:Fromthetimethatthedepositcreatedbythecurrent of water becomes manifest. (Heirs ofNavarrov.IAC,GR.No.68166,Feb.12,1997)

Q:Towhatdoestheruleonalluvionnotapply?

A: The rule does not apply to manmade orartificialaccretions to lands thatadjoincanalsoresterosorartificialdrainagesystem(Ronquillovs.CA,G.R.No43346,Mar.20,1991).

Q:Whatifthedepositsaccumulate,notthroughthe effects of the current of the water, butbecauseoftheconstructionsmadebytheownerpurely for defensive purposes against thedamagingactionofthewater?

A: The deposits are still deemed to be alluvionandwillbelongtotheriparianowner.

Q:What if thedeposit isbroughtaboutby seawater?

A: Itbelongs to the Stateand formspartof thepublicdomain.

Q:Mustalluvialdepositsberegistered?

A: Yes, though automatically it is owned by theriparianowner.(HeirsofNavarrov. IAC,G.R.No.68166,Feb.12,1997)

Q:Whatiftheriparianownerfailstoregisterthedepositswithintheprescriptiveperiod?

A:Failuretoregisterthealluvialdepositacquiredbyaccretionforaperiodof50yearssubjectssaidaccretiontoacquisitionthruprescriptionbythirdpersons.(Reynantev.CA,G.R.No.95907,Apr.8,1992)

Note:RegistrationundertheTorrensSystemdoesnot protect the riparian owner against thediminution of the area of his registered landthrough gradual changes in the course of anadjoiningstream

Q:Whatare the reasons forgrantinga riparianownertherighttoalluviondepositedbyariver?

A:

1.Tocompensatehimfor:

a. dangeroflossthathesuffersduetothelocationofhisland

b. fortheencumbrancesandothereasementsonhisland

2 Topromote the interestsofagricultureasheisinthebestpositiontoutilizetheaccretion.


B.CHANGEINTHECOURSEOFRIVER3

Q: What happens when a river changes itscoursebynatural causes and itsbed is formedonaprivateestate?


A: It becomes of public dominion whether it isnavigableorfloatableornot.

Q:Whataretherequisites?

A:NAPA

1. TheremustbeaNaturalchange in thecourse of the waters of the river;otherwise, thebedmaybe the subjectofaStategrant(ReyesPuno,p.54)

2. ThechangemustbeAbruptorsudden;3. ThechangemustbePermanent;

Note: the rule does not apply to temporaryoverflowingoftheriver.

4. There must be Abandonment by theownerofthebed.

Note: Abandonment pertains to the decisionnot to bring back the river to the old bed.(ReyesPuno,p.53)

Q: What is the effect when the river bed isabandoned?

A:Once the riverbedhasbeen abandoned, theowners of the invaded land become owners oftheabandonedbedtotheextentasprovidedbyArt.462.Nopositiveact isneededontheirpart,asitissubjecttheretoipsojurefromthemomentthemodeofacquisitionbecomesevident.

Note: The rule on abandoned river bed does notapply to cases where the river simply dries upbecause there are no persons whose lands areoccupiedbythewatersoftheriver.

C.AVULSION

Q:Whatisavulsion?

A:Itisthedepositofknown(identifiable)portionof land detached from the property of anotherwhichisattachedtothepropertyofanotherasaresultoftheeffectofthecurrentofariver,creekortorrent.

Note:Art.459statesthatWheneverthecurrentofa river,creek,or torrent segregates fromanestateonitsbanksaknownportionoflandandtransfersitto another estate, the owner of the land towhichthe segregated portion belonged retains the

ownership of it, provided he removes it within 2years.

Q:Distinguishalluviumfromavulsion.

A:

ALLUVIUM AVULSION

Gradualandimperceptible

Suddenorabruptprocess

Soilcannotbeidentified

Identifiableandverifiable

Belongstotheownerofthepropertytowhichitisattached

Belongstotheownerfromwhosepropertyit

wasdetached

MerelyanattachmentDetachmentfollowedby

attachment

Q:Whataretherequisitesofavulsion?A:CAP

1. Transfer is caused by the Current of ariver,creek,ortorrent.

2. TransferissuddenorAbrupt

3. The Portion of the land transported isknownoridentifiable.

Q: What if land from one tenement istransferredtoanotherbyforcesofnatureotherthantherivercurrent?

A: By analogy, it can still be considered as anavulsion.

Q:What is the ruleonacquisitionof titlesoveranavulsion?

A:

GR:Originalownerretainstitle.

XPNs:Theownermust remove (notmerelyclaim)thetransportedportionwithin2yearstoretainownership,otherwise,thelandnotremoved shall belong to the owner of thelandtowhichithasbeenadjudicatedincaseof:

1. Abandonment;or2. Expirationof2years,whether the

failure to remove be voluntary orinvoluntary,andirrespectiveoftheareaoftheportionknowntohavebeentransferred.

PROPERTY

4.ISLANDS

Q:Whataretherulesonownershipwithregardtoformationofislands?

A:


LOCATION OWNER

Ifformedonthesea

W/interritorialwaters State

Outsideterritorialwaters

Firstcountrytooccupy

Ifformedonlakesornavigable/floatablerivers

State

Ifformedonnonnavigable/floatablerivers

Nearerinmargintoonebank

Ownerofnearermarginisthesole

owner

IfequidistantIslanddivided

longitudinallyinhalves

Q:Eduave is theownerof land formingpartofanislandinanonnavigableriver.Saidlandwaserodeddue toa typhoon,destroying thebiggerportion thereof and improvements thereon.Due to themovementsof the riverdepositsonthe part of the land thatwas not eroded, thearea was increased. Later, Eduave allowedDodongtointroduceimprovementsthereonandlive there as a caretaker. However, Dodonghowever later denied Eduaves claim ofownershipsothelatterfiledactiontoquiettitleovertheproperty.Whohasabetterrighttotheland?A: Eduave. Clearly, the land in question is anisland that appears in a nonfloatable and nonnavigableriver,anditisnotdisputedthatEduaveis the owner of the parcel of land along themargin of the river and opposite the island.ApplyingArt.465,theislandbelongstotheownerof the parcel of land nearer the margin. Moreaccurately,because the island is longer than theproperty of Eduave, he is deemed ipso jure theownerof thatportionwhich corresponds to thelength of his property along the margin of theriver. If however, the riparian owner fails toassert his claim thereof, the samemay yield tothe adverse possession of the third parties, asindeed even accretion to land titled under theTorrens system must itself still be registered.

Dodongthusmayacquiresaidlandbyacquisitiveprescription. But here, Dodongs possessioncannotbe considered tobe in good faith, so30years of possession is needed. (Jagualing v. CA,G.R.No.94283,Mar.4,1991)

Note:Thereisnoaccessionwhenislandsareformedby the branching of a river; the owner retainsownershipoftheisolatedpieceofland.

C.BYOBJECT

1.REALORIMMOVABLEQ: What are the categories of immovableproperty?A:RealPropertyby:NIDA

1. Nature cannotbe carried fromplacetoplace.

2. Incorporation those which areattached to an immovable in a fixedmanner and considered as an integralpart thereof, irrespective of itsownership.

3. Destination thingsplaced inbuildingsor on lands by the owner of theimmovable or his agent in such amanner that it reveals the intention toattachthempermanentlythereto.

4. Analogy classified by expressprovisionoflaw.IMMOVABLEBYNATURE&

BYINCORPORATION

Par.1,Art.415.Land,buildings,roadsandconstructionsofallkindsadheredtothesoil.

Q:Arebarongbarongsimmovableproperty?A: No. They are not permanent structures butmeresuperimpositionsonland.Q:Where buildings are sold to be demolishedimmediately, are the buildings immovable ormovable?A:Thesale involvesmovableproperty.Whatarereallysoldarethematerials.

Q:Whatistheeffectofdemolitionofahouse?


A: Onceahouse isdemolished, its characterasan immovableceases.This isbecauseahouse isclassifiedasan immovablepropertybyreasonofits adherence to the soil on which it is built.(Bicerra v. Teneza, G.R. No. L16218, Nov. 29,1962)

Q:Mayabuildingbemortgagedapartfromthelandonwhichitwasbuilt?

A: While it is true that a mortgage of landnecessarilyincludes,intheabsenceofstipulationof the improvements thereon, buildings, still abuildingbyitselfmaybemortgageapartfromthelandonwhich ithasbeenbuilt.Suchamortgagewould still be a real estate mortgage for thebuilding would still be considered immovablepropertyeven ifdealtwith separatelyandapartfrom the land. (Yee v. Strong MachineryCompany,G.R.No.11658,Feb.15,1918)


Q:Canabuildingerectedonalandbelongingtoanotherbemortgaged?

A: Yes. A valid real estate mortgage can beconstituted. Art. 415 of the New Civil Codementions buildings separate from land. ThismeansthatthebuildingbyitselfisanimmovableandmaybesubjectofaREM.(PrudentialBankv.Panis,G.R.No.L50008,Aug.31,1987)

Q: Is theannotationor inscriptionofadeedofsale of real property in a chattel mortgageregistryconsideredan inscription intheregistryofrealproperty?

A:No.Byitsexpressterms,theChattelMortgageLaw contemplates and makes provisions formortgages of personal property; and the solepurpose and object of the chattel mortgageregistry is toprovide for the registryof Chattelmortgages,thatistosay,mortgagesofpersonalproperty executed in the manner and formprescribed in the statute. (Yee v. StrongMachineryCo,G.R.No.L11658,Feb.15,1918)

Par.2,Art.415.Trees,plantsandgrowingfruits,whiletheyareattachedtothelandorforman

integralpartofanimmovable.

Q:Aretreesimmovableormovable?

A:

1. Real property by nature if they arespontaneousproductsofthesoil

2. Real property by incorporation If theyhave been planted thru cultivation orlabor

Note:Themoment treesaredetachedoruprootedfromthe land it isconsideredaspersonalproperty.However, in caseofuprooted timber, they are stillnotconsideredaspersonalpropertybecausetimberisanintegralpartofthetimberland.

IMMOVABLEBYINCORPORATION

Par.3,Art.415.Everythingattachedtoanimmovableinafixedmanner,insuchawaythat

itcannotbeseparatedtherefromwithoutbreakingthematerialordeteriorationofthe

object.

Q:Whatisresvinta?

A:Theseareimmovablebyincorporation,whichwhenseparatedfromtheimmovable,theyregaintheirconditionasmovable?

IMMOVABLEBYINCORPORATION&BYDESTINATION

Par.4,Art.415.Statutes,reliefs,paintingsorotherobjectsforuseorornamentation,placedinbuildingsor

onlandsbytheowneroftheimmovableinsuchamannerthatitrevealstheintentiontoattachthem

permanentlytothetenements.

Q:Whatdoyoumeanbyplacedbytheowner?

A: The objectsmust be placed by the owner ofthe immovableandnotnecessarily theowneroftheobject.

PROPERTY

Q:DistinguishPar.3fromPar.4.

A:


PAR.3 PAR.4

Cannotbeseparatedfromtheimmovablewithoutbreakingor

deterioration

Canbeseparatedfromtheimmovablewithout

breakingordeterioration.

Neednotbeplacedbytheowner

Mustbeplacedbytheownerofthe

immovable,orbyhisagentwhetherexpress

orimplied

Realpropertybyincorporation

Realpropertybyincorporationand

destination

Par.5,Art.415.Machinery,receptacles,instrumentsorimplementsintendedbythe

ownerofthetenementforanindustryorworkswhichmaybecarriedoninabuildingoronapieceofland&whichtenddirectlytomeetthe

needsofthesaidindustryorworks.

Q:Whatare the requisites formachinery tobeconsideredrealproperty?

A:COTE

1. The industry or work must be Carriedoninabuildingoronapieceofland;

2. Themachinerymust:a. Be placed by the Owner of the

tenementorhisagent;b. Tenddirectlytomeettheneedsof

thesaidindustryorwork;andc. Be Essential and principal to the

industry or work, and not merelyincidentalthereto.

Q: Is machinery placed by a tenant or by ausufructuaryconsideredrealproperty?

A:No.Sinceitisplacedbyapersonhavingonlyatemporaryright,itdoesnotbecomeimmobilized.

Note:Where a tenantplaces themachineryundertheexpressprovisionofleasethatitshallbecomeapart of the land belonging to the owner upon thetermination of the lease without compensation tothelessee,thetenantactsasanagentoftheownerand the immobilization of the machineries arises

from the act of the owner in giving by contract apermanentdestination to themachinery. (Valdezv.CentralAltagracia,225U.S.58,1912)

Q: How is the equipment of a transportationbusinessclassified?

A:Atransportationbusinessisnotcarriedoninabuildingoronaspecifiedland.Hence,equipmentdestinedonlytorepairorserviceatransportationbusinessmay not be deemed real property, butpersonal property. (Mindanao Bus Co. v. CityAssessor and Treasurer, G.R. No. L17870, Sept.29,1962)

Note: Machines must be essential and principalelementsintheindustryandmustdirectlymeettheneedsofsaid industry.Itdoesnot includemovableswhich are merely incidentals, without which thebusiness can still continue or carry on theirfunctions.

Q:Aremachineriesboltedor cementedon realproperty mortgaged considered an immovableproperty?

A:No.The fact thatmachinerieswereboltedorcemented on real propertymortgaged does notmake them ipso facto immovableunderArt.415(3)and(5)astheparties intenthastobe lookedinto.

Q:Canpartiestreatanimmovablepropertybynatureasachattel?

A: Yes. Even if the properties appear to beimmovable by nature, nothing detracts theparties from treating them as chattels to securean obligation under the principle of estoppel.(Tsaiv.CA,G.R.No.120098,Oct.2,2001)

Q:Whatistheeffectoftemporaryseparationofmovables from the immovables towhich theyareattached?

A:2views

1. They continue to be regarded asimmovables.

2. Fact of separation determines theconditionoftheobjectsthusrecoveringtheirconditionasmovables.


2.PERSONALORMOVABLE

Q:Whataremovableproperties?

A:SOFTSS

1. Movables Susceptible of appropriationwhicharenotincludedinArt.415;

2. Real property which by any Specialprovisionoflawconsidersaspersonaltye.g.growingcropsunder theChattelMortgageLaw.

3. Forces of nature which are broughtunderthecontrolofsciencee.g. electricity generated by electricpowers, solar light for batteriespower.

4. In general, all things which can beTransported from place to placewithoutimpairmentoftherealpropertytowhichtheyarefixed;

5. Obligationsandactionswhichhave fortheir object movables or demandablesums;and

6. Shares of stock of agricultural,commercial and industrial entities,although they have real estate. (Art.416,NCC)

Q: State the tests to determine whether apropertyisamovableproperty.


A:MES

1. Test of Exclusion everything notincludedinArt.415.Note:E.g.shipsorvesselsorinterestinabusiness.

2. ByreasonofaSpeciallawimmovablebynaturebutmovable forthepurposeofthespeciallaw.Note: e.g.Growing crops for purposesoftheChattelMortgageLaw.

3. Test of Mobility if the property iscapable of being carried from place toplacewithout injuringtherealpropertyto which it may in the mean time beattached.

D.BYOWNER

Q: How are properties classified according toownership?

A:

1. Public dominion property owned bytheState(oritspoliticalsubdivisions)inits public or sovereign capacity andintendedforpublicuse.

2. Privateownershippropertyownedby:

a. Privatepersons,either individuallyorcollectively;and

b. The State in its private capacity(patrimonialproperty).

c. TheLGUs:i. Property for public use

roads, streets, squares,fountains, public waters,promenadesandpublicworksfor public service paid for bytheLGUs.

ii. Patrimonial Property allotherpropertiespossessedbyLGUs without prejudice tospeciallaws.(Art.419,NCC)

1.PUBLICDOMINION

Q: What are the kinds of property of publicdominion?

A:Propertieswhichare:USD

1. ForpublicUse;2. Intended forpublicServiceandnot for

publicuse;and3. For the Development of the national

wealth.(Art.420,NCC)

Q:Whatare thecharacteristicsofpropertiesofpublicdominion?

A:ULEPROB

1. In general, they can be Used byeverybody;

2. CannotbeLevieduponbyexecutionorattachment;

3. MayEitherberealorpersonalproperty;4. CannotbeacquiredbyPrescription;

PROPERTY

5. Cannot be Registered under LandRegistration Lawandbe the subjectofTorrensTitle;

6. Outsidethecommerceofmancannotbealienatedor leased orbesubjectofanycontract;

7. Cannot be Burdened by voluntaryeasement.

Q:Whohastheauthoritytoclassifyorreclassifypubliclands?

A: As provided in the Public Land Act, theclassification or reclassification of public landsinto alienable or disposable, mineral or forestlands is a prerogative of the executivedepartment of the government and not of thecourts.

Q:Canpropertyofpublicdominionbeconvertedtopatrimonialproperty?

A: Yes, through a formal declaration by theexecutiveor legislativebody that theproperty isno longer needed for public use or for publicservice.

Q:Maypublicstreetsorthoroughfaresbeleasedor licensedtomarketstallholdersbyvirtueofacityordinanceorresolutionoftheMetroManilaCommission?


A: No. The right of the public to use the citystreets may not be bargained away throughcontract.Hence,theagreementbetweenthecitygovernment and stall holders is contrary to lawandthereforevoid.

Q: Do LGUs have the power to withdraw apublicstreetfrompublicuse?

A: LGU cannot withdraw a public street frompublic use, unless it has been granted suchauthorityby law. (Dacanayv.AsistioJr,,G.R.No.93654,May6,1992)

2.PRIVATEOWNERSHIP

Q:Whatareproperties inprivateownershipofprivatepersonsorentities?

A:AllpropertiesnotbelongingtotheStateortoits political subdivision are properties of privateownership pertaining to private persons, eitherindividuallyorcollectively.

Q:Arealiensprohibitedtoprivatelyownlands?

A:Yes.Alienshavenorighttoacquireanypublicor private agriculture, commercial or residentiallands(exceptbyhereditarysuccession).(Krivenkov.RegisterorDeeds)

Note:Thesameruleappliestoaforeigncorporationevenifitisareligiousnonstockcorporation.

Q: What is the patrimonial property of theState?

A: It is the property not devoted to public use,publicservice,orthedevelopmentofthenationalwealth.Itisintendedratherfortheattainmentofthe economic ends of the State, that is, forsubsistence.ItisownedbytheStateinitsprivateorproprietarycapacity.

Note:ItmaybedisposedofbytheStateinthesamemannerthatprivateindividualsdisposeoftheirownproperty subject, however, to administrative lawsandregulations

Note: Itmay be subject to prescription (Art. 1113)and it can be the object of ordinary contracts oragreements.(PinedaProperty,p.28,1999ed)

E.BYNATURE

Q: How are properties classified according toconsumability?

A:

1. Consumable property that whichcannotbeusedaccording to itsnaturewithoutbeingconsumedorbeingeatenorusedup.

i.e.Aglassofwine

2. NonConsumableproperty thatwhichcan be used according to its naturewithoutbeingconsumedorbeingeatenorusedup.

i.e. Eyeglasses (Art. 418, PinedaProperty,p.21.1999ed)

Q: How are properties classified according tosusceptibilitytosubstitution?

A:

1. Fungiblepropertythatpropertywhichbelongstoacommongenuspermittingitssubstitution.i.e.grainsofsugarorsalt,oil,vinegar


2. Non fungibleproperty thatpropertywhich is specified and not subject tosubstitution.i.e. a specific house at a specificaddress.

Note:As towhetheraproperty is fungibleornonfungible is determined by the agreement of theparties and not on the consumability of the thing.(PinedaProperty,p.22,1999ed)


III.OWNERSHIP

A.RIGHTSINGENERAL

Q:Whatisownership?A:The juridical relationofapersonovera thingby virtueofwhich saidpersonhas theexclusivepowerorauthoritytoreceiveallthebenefitsandadvantages arising from said thing, save thoserestricted by law or the recognized rights ofothers.Q:Whatarethekindsofownership?A:FNSC

1. Full ownership includes all the rightsofanowner;

Note:Nakedownership+Usufruct2. Naked ownership ownership where

the rights to the use and to the fruitshavebeendenied;

Note:FullownershipUsufruct3. Soleownershipownershipisvestedin

onlyoneperson;4. Coownershipownershipisvestedin2

ormorepersons.Q:Whatarethecharacteristicsofownership?A:

1. Elastic power/smaybe reduced andthereafter automatically recoveredupon the cessation of the limitingq;rights.

2. General the right tomake use of all

the possibilities or utility of the thingowned,except thoseattached tootherrealrightsexistingthereon.

3. Exclusive there can only be one

ownershipoverathingatatime.Theremay be two ormore owners but onlyoneownership.

4. Independent other rights are notnecessaryforitsexistence.

5. Perpetual ownership lasts as long as

the thing exists. It cannot beextinguished by non user but only byadversepossession.

1.BUNDLEOFRIGHTSPERSONALORMOVABLE

A.JUSUTENDI,FRUENDI,ABUTENDI,VINDICANDI,DISPODENDI,POSSIDENDI

Q:Whataretheattributesofownership?

A:

1. Righttoenjoy (jusutendi)2. Righttothefruits (jusfruendi)3. Righttoabuse (jusabutendi)4. Righttodispose (jusdispodendi)5. Righttorecover (jusvindicandi)

REMEDIESTORECOVERPOSSESSION

1.ACTIONSTORECOVEROWNERSHIPAND

POSSESSIONOFREALPROPERTYQ: What are the legal remedies to recoverpossessionofonesproperty?A:

1. Personalpropertyreplevin2. Realproperty

a. AccionInterdictali. ForcibleEntryii. Unlawfuldetainer

b. AccionPublicianac. AccionReinvindicatoria

A.DISTINCTIONSBETWEENACCION

REIVINDICATORIA,ACCIONPUBLICIANA,ACCIONINTERDICTAL

ACCIONINTERDICTAL

Q:Whatisaccioninterdictal?

A: A summary action to recover physical ormaterial possession only and must be broughtwithinoneyearfromthetimethecauseofactionarises.

1. ForcibleEntry2. Unlawfuldetainer

PROPERTY

ACCIONPUBLICIANA

Q:Whatisaccionpubliciana?

A:Ordinarycivilproceedingtorecoverthebetterright of possession, except in cases of forcibleentry and unlawful detainer. What is involvedhereisnotpossessiondefactobutpossessiondejure.

ACCIONREINVINDICATORIA

Q:Whatisaccionreinvindicatoria?

A: Action to recover real property based onownership.Here,theobjectistherecoveryofthedominionoverthepropertyasowner.


Q: What are the requisites of accionreinvindicatoria?

A:Requisites:

1. IdentityofProperty2. Plaintiffstitletotheproperty

Note: Where the facts averred in the complaintreveals that the action is neither one of forcibleentrynorunlawfuldetainerbutessentiallyinvolvesaboundarydispute,thesamemustberesolved inanaccion reinvindicatoria (Sarmiento v. CA, G.R. No.116192,Nov.16,1995).

Q:AcontractofleaseexecutedbyAlava(lessor)andAnita Lao (lessee)was not registeredwiththe Register of Deeds. Aside from Anita, RudyLaoalso leasedaportionof the samepropertywhereheputuphisbusiness.Atthattime,Rudyknew that Anita and her husband were theownersof the saidbuilding.Healsoknew thatshehadleasedthatportionoftheproperty,andthat Jaime Lao, their son, managed andmaintainedthebuilding,aswellasthebusinessthereon. Rudy eventually purchased the entirepropertyfromAlava.RudythenfiledacomplaintforunlawfuldetaineragainstJaimeallegingthatthelatterhadoccupiedaportionofhispropertywithout any lease agreement and withoutpayinganyrentals,andprayedthatanorderberendereddirectingJaimetovacatethepremises.Shouldthecomplaintbedismissed?

A: Yes. The records in this case show that therespondent has been in possession of theproperty in question, not by mere tolerance orgenerosity of Rudy, but as the manager of hismother, who conducted her business in thebuildingwhichstoodonaportionoftheproperty

leased from Alava. Jaimes possession was inbehalfofhismother,andnotinhisownright.

Q:What is theeffectofnonregistrationof thecontractoflease?

A:Althoughtheleasecontractwasnotfiledwiththe Register of Deeds, nevertheless, Rudy wasbound by the terms and conditions of saidcontract.Thelease,ineffectbecameapartofthecontractofsale.However,Rudyhadnocauseofaction for unlawful detainer against Anitabecause of the subsisting contract of lease;hence,hecouldnotfilethecomplaintagainsther.(Laov.Lao,G.R.No.149599,May16,2000)

B.DISTINCTIONBETWEENFORCIBLEENTRYANDUNLAWFULDETAINER

Q: Distinguish forcible entry from unlawfuldetainer.

A:

ForcibleEntry UnlawfulDetainer

Astowhenpossessionbecameunlawful

Possession of thedefendant is unlawfulfrom the beginning ashe acquires possessionby force, intimidation,strategy, threat orstealth(FISTS).

Possessionisinceptivelylawful but becomesillegal from the timedefendant unlawfullywithholds possessionafter the expiration ortermination of his rightthereto.

Note: The question ofpossession is primordial,while the issue ofownership is generallyunessential in unlawfuldetainer.(RosaRicaSalesCenter v. Sps. Ong, G.R.132197,Aug.16,2005)

Astonecessityofdemand

No previous demandfor the defendant tovacateisnecessary.

Demandisjurisdictionalif the ground is nonpayment of rentals orfailure to comply withtheleasecontract.


108 CIVILLAWTEAM:ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;

ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM

Astonecessityofproofofpriorphysicalpossession

Plaintiff must provethat he was in priorphysical possession ofthe premises until hewas deprived thereofbythedefendant.

Plaintiff need not havebeen in prior physicalpossession.

Note: The fact thatpetitioners are inpossession of the lotdoes not automaticallyentitlethemtoremaininpossession. (Ganilla v.CA, G.R. No. 150755,June28,2005)

Astowhen1yearperiodiscountedfrom

1 year period isgenerally counted fromthedateofactualentryoftheland.

1yearperiodiscountedfrom the date of lastdemandorlastletterofdemand.

2.ACTIONSFORRECOVERYOFPOSSESSIONOF

MOVABLEPROPERTY

REPLEVIN

Q:Whatisreplevin?

A: It istheremedywhenthecomplaintpraysforthe recovery of the possession of personalproperty.

Q:Mayapropertyincustodialegisbesubjectofareplevinsuit?

A: No. A property validly deposited in custodialegiscannotbesubjectofareplevinsuit.(Calubv.CA,G.R.No.115634,Apr.27,2000)

3. REQUISITESFORRECOVERYOFPROPERTY

Q:Whataretherequisitesinanactiontorecoverproperty?

A:

1. Clearlyidentifythelandheisclaiminginaccordancewiththetitle/sonwhichhebaseshisrightofownership;and

2. Provethathehasabettertitlethanthedefendant

Note: Plaintiffs title must be founded on positiveright or title and not merely on the lack orinefficiencyofthedefendantstitle. Inotherwords,heshallnotbepermittedtorelyuponthedefectsofthe defendants title (Art. 434, Pineda Property, p.59,1999ed)

Q:Whyistheplaintiffnotallowedtorelyontheweaknessofdefendantstitle?

A:

1. Possibility thatneither theplaintiffnorthedefendant is the trueownerof theproperty. Inwhich case, thedefendantwhoisinpossessionwillbepreferred.

2. Oneinpossessionispresumedtobetheowner and he cannot be obliged toshoworproveabettertitle

3. Possessorintheconceptofanownerispresumed to be in good faith and hecannotbeexpectedtobecarryingeverynow and then his proofs of ownershipovertheproperty

4. Hewhoreliesontheexistenceofafact,should prove that fact. If he cannotprove, thedefendantdoesnothave toprove.(PinedaProperty,p.59,1999ed)

PROPERTY

2.DISTINCTIONBETWEENREALANDPERSONALRIGHTS

Q:Distinguishrealfrompersonalrights

A:

RealRight PersonalRight

Creation

Createdbybothtitleandmodedirectlyoverathing

Createdbytitlealonesavewhentitleisalsothemadeasinsuccession.Itisnotdirectlycreatedoverathingbutisexercisedthroughanotheragainst

whomtheactionistobebrought.

Object

Generallycorporealortangible.Objectisspecificprorpertyorthing

Incorporealorintangible.Objectcoversallthepresentandfuturepropertyofthedebtor(Art.2236)

Subjects

(a) Onedefiniteactivesubject(e.g.owner)(b) Oneindefinitepassivesubjectwhichisthe

wholeworld

Rightofpursuitisthereforeavailable.Realrightfollowsitsobjectinthehandsofany

possessor

(a) Anactivesubject(creditor)(b) Adefinitepassivesubject(debtor)

Enforceability

EnforceableagainstthewholeworldEnforceableonlyagainsttheoriginaldebtororhis

transfereechargedwithnoticeofthepersonalrights

Limit

Limitedbyusefulness,valueorproductivityofthething

Nosuchlimitation

Extinguishment

ExtinguishedbylossordestructionofthethingNotsoextinguished.Claimfordamagesmaystillbepursuedincaseoflossordestructionofthething

109




B.MODESOFACQUIRINGOWNERSHIP


Q:Whatarethemodesofacquiringownership?

A:

1. Originalarethosewhichdonotariseordependuponanypreexistingrightortitleofanotherperson

i.e.Occupation,IntellectualCreation,AcquisitivePrescription

2. Derivativearethosewhichariseordependuponapreexistingorprecedingrightortitleofanotherperson

i.e.Law,Donation,Successionmortiscausa,tradition(delivery)

C.LIMITATIONS

Q: What are the limitations on the right ofownership?

A:Thoseimposedbythe:CCSLOG

1. Stateintheexerciseof:a. Poweroftaxationb. Policepowerc. Powerofeminentdomain

2. Lawa. Legaleasementsandb. The requirement of legitime in

succession;3. Ownerhimself

a. Voluntaryeasementb. Mortgagec. Pledged. Lease;

4. Grantorofthepropertyonthegrantee,eitherby:a. Contractb. Donationorc. Will;

5. Those arising from Conflicts of privaterightsa. Those which take place in

accessioncontinua;6. Constitution

a. Prohibition against the acquisitionofprivatelandsbyaliens.

IV.ACCESSION

A.RIGHTTOHIDDENTREASURES

SeeII.Classification;A.HiddenTreasuresp.89

B.GENERALRULES

1.FORIMMOVABLES

ACCESSIONDISCRETAQ:Whatisaccessiondiscreta?A:Itistherightpertainingtotheownerofathingovereverythingproducedthereby.Q:Whataretherequisitesofaccessiondiscreta?A:

1. Increaseoradditiontotheoriginalthing2. Atrepeatedintervals3. Byinherentforces

Q:Whatarethekindsoffruits?A:NIC

1. Naturala. Spontaneousproductsofthesoil;b. Theyoungandc. Other products of animals,

whether brought about byscientificmeansornot.

2. Industrial produced by lands of anykindthrough:a. Cultivationorb. Labor

3. Civilfruitsa. Derived from the use of property

orb. Income from the property itself.

They consist of rents of buildingsand the prices of leases of lands.(Art.442,NCC)

Q:Towhomdothefruitsbelong?A:

GR:Totheowneroftheland.(Art.441,NCC)

XPNS:Ifthethingis:[PULPA]1. In Possession of a possessor in good

faith (Art 546, NCC); before thepossessionislegallyinterrupted.

2. SubjecttoaUsufruct(Art.566,NCC)

3. Leaseofruralland

PROPERTY

4. Pledged (Art. 1680 andArt. 2102, par.7,NCC);pledge isentitled to the fruitsbuthastheobligationtocompensateorsetoff what he receives with thosewhichareowingtohim.

5. InpossessionofanAntichreticcreditor(Art.2132,NCC)

Q: What does the maxim pratus sequitorventremmean?

A:Theoffspringfollowsthedam(mother).


ACCESSIONCONTINUA

Q:Whatisaccessioncontinua?

A:Itistherightpertainingtotheownerofathingovereverythingincorporatedorattachedtheretoeithernaturallyorartificially;byexternalforces.

1. Withrespecttorealproperty[IN]a. Accession Industrial (building,

plantingorsowing)b. Accession Natural (alluvium,

avulsion, changeofa river course,andformationofislands)Note: Incaseofuprooted trees, theownerretainsownershipifhemakesa claim within 6 months. This doesnot include trees which remainplantedonaknownportionon landcarriedbytheforceofthewaters.Inthis latter case, the trees areregarded as accessions of the landthrough gradual changes in thecourseofadjoiningstream. (Payatasv. Tuazon, No. 30067, March 23,1929)

2. Withrespecttopersonalproperty[SAC]a. Specificationb. Adjunctionorconjunctionc. Commixtionorconfusion

Q: What are the basic principles in accessioncontinua?

A:BADONGE

1. He who is in Bad faith is liable fordamages.

2. Accessoryfollowstheprincipal3. Union or incorporation must generally

be effected in such a manner that toseparate the principal from the

accessory would result in substantialDamagetoeitherordiminishitsvalue.

4. To theOwnerof the thingbelongs theextensionorincreasestosuchthing.

5. Bad faith of one party Neutralizes thebadfaithoftheothersothattheyshallbeconsideredingoodfaith.

6. He who is in Good faith may be heldresponsiblebutnotpenalized.

7. Noone shallunjustly Enrichhimself attheexpenseofanother

ACCESSIONINDUSTRIAL

Q: What are the maxims in connection withaccessionindustrial?

A:

1. Theaccessoryfollowstheprincipal.

2. Theaccessoryfollowsthenatureofthattowhichitrelates.

3. Whatisbuiltuponthelandgoeswithit;or the land is the principal, andwhatever is built on it becomes theaccessory.

Q: What is the rule on ownership regardingaccessionindustrial?

A:

GR: The owner of the land is the owner ofwhatever isbuilt,plantedor sownon that land,including the improvements or repairs madethereon.

XPN:

1. Whenthedoer is ingoodfaiththeruleismodified.

2. Improvementsonthelandofoneofthespousesat theexpenseof theconjugalpartnership will belong to thepartnershiportothespousewhoownsthelanddependingonwhichofthetwopropertieshasahighervalue (Art.120,FC)

Note:Ifthedoerisinbadfaith,heisentitledonlytonecessaryexpensesforthepreservationofthe land(PinedaProperty,p.98,1999ed)


ACCESSIONNATURAL

Q: To whom does the offspring of animalsbelong when the male and female belong todifferentowners?

A:Under the Partidas, the owner of the femalewas considered also the owner of the young,unlessthereisacontrarycustomorspeculation.

Thelegalpresumption,intheabsenceofprooftothecontrary,isthatthecalf,aswellasitsmotherbelongstotheownerofthelatter,bytherightofaccretion. (US v. Caballero,G.R.No. 8608, Sept.26,1913).

Note: This is also in accord with the maximpratussequitorventrem


2.FORMOVABLES

A.ACCESSIONCONTINUAQ:What is thebasicprincipleofaccessionwithrespecttomovableproperty?A: Accession exists only if separation is notfeasible. Otherwise, separation may bedemanded.Q: Enumerate different kinds of accessioncontinuaasregardmovables.A:AMS

1.Adjunctionorconjunction2.Mixture3.Specification

ADJUNCTION

Q:Whatisadjunction?A: The process by virtue ofwhich twomovablethingsbelongingtodifferentownersareunitedinsuch a way that they form a single object andeach of the things united preserves its ownnature.(Art.466,NCC)Q:Whatareitscharacteristics?A:Thatthereare:2BUS

1. 2movables;2. Belongingtodifferentowners;3. Unitedformingasingleobject;4. Separationwouldimpairtheirnatureor

result in substantial injury to eitherthing.

Q: What are the classes of adjunction orconjunction?A:PEWWS

1. Painting(pintura)2. Engraftment like setting a precious

stoneonagoldenring)3. Writing(escritura)4. Weaving5. Soldering joining a piece of metal to

anothermetal)a. Ferruminacion principal and

accessoryareofthesamemetalb. Plumbaturadifferentmetals(Art.

468,NCC)Q: Who owns the movables subject toadjunction?A: The owner of the principal by law becomesowner of the resulting object and shouldindemnify the owner of the accessories for thevaluesthereofQ: What are the tests to determine theprincipal?A:VVUM

1. ThatofgreaterValue Iftwothingsareofequalvalue.(Art.468)

2. ThatofgreaterVolumeIftwothingsareofequalvolume.(Art.468)

3. ThattowhichtheotherhasbeenUnitedas an ornament, or for its use orperfection If it cannotbedeterminedfromArt.467.(Art.467)

4. That which has greater Merits, utilityandvolumeifthings.

Q: How is ownership determined if theadjunctioninvolvesthreeormorethings?

A:Thecourtshould firstdistinguish theprincipaland applyArt.466 in anequitablemanner suchthat the principal acquires the accessory,indemnifying the former owner thereof for itsvalue.

Q:Howaboutiftheadjunctioninvolvesthreeormorethings?

A: The principal should first be distinguished,after, Art. 466 will be applied in an equitablemanner, such that the principal acquires theaccessory, indemnifying the former ownerthereofforitsvalue.

Note:Art.466states thatWhenever twomovablethings belonging to different owners are, withoutbad faith, united in such a way that they form a

PROPERTY

single object, the owner of the principal thingacquires the accessory, indemnifying the formerownerthereofforitsvalue.

Q:Whenisseparationofthingsallowed?

A:WAB

1. SeparationWithoutinjury2. Accessory is more precious than the

principal3. OwneroftheprincipalactedinBad

faith.(Art.469,NCC)Q:Whataretherulesasregardsrightsofownersoverthethinginadjunction?A:


OWNEROFTHEPRINCIPLE

OWNEROFTHEACCESSORY

GoodFaith GoodFaith

1. Acquireaccessoryandpayowneroftheaccessoryforits

value;OR2. Demandseparation

providedthethingsuffersnoinjury.

1. Receivepaymentforvalueofaccessory;OR2. GR:Demandseparationprovidedthethingsuffersno

injuryXPN:Ifaccessoryismore

preciousthanprincipal,hemay

demandseparationw/orw/oinjurytothe

thing.

GoodFaith BadFaithAcquireaccessoryw/opayingtheownerofaccessoryandentitled

todamages.

Loseaccessoryandpaydamages.

BadFaith GoodFaith1. Payvalueofaccessoryandpay

damages;OR2. Havethethingsseparated,eventhoughthereisinjurytothe

principalandpaydamages.

1. Receivepaymentanddamages;OR

2. Haveaccessoryseparatedw/orw/oinjurytoprincipaland

receivedamages

BadFaith BadFaithSameasthoughbothactedingoodfaith

Q:Howistheindemnitymade?A:

1. Delivery of a thing equal in kind andvalue;or

2. Payment of its price including thesentimentalvalue.(Article471,NCC)

MIXTURE

Q:Whatisamixture?

A: It is the combination ofmaterialswhere therespective identitiesof the componentelementsarelosteithervoluntarilyorbychance.(Arts.472473,NCC)Q:Whatarethekindsofmixtures?A:COMCON

1.Commixtionmixtureofsolids2. Confusionliquids

Q:Whataretherulesregardingmixtures?A:

1st Owner 2ndOwner

ByWillofBothOwnersofbyAccident

GoodFaith GoodFaith

1. Rightissubjecttostipulations;OR2. Rightisinproportiontothepart

belongingtohim(Coownershiparises)

ByWillofOnly1Owner/ByChance

GoodFaith GoodFaith

Havethethingsseparatedprovidedthethingsuffersnoinjury;OR

If cannot be separatedw/o injury, acquire interestonmixtureinproportiontohispart(coownership)

BadFaith(causedthemixture)

GoodFaith

1st ownerwill lose his parton the mixture and paydamagestothe2ndowner

2nd ownerwill acquireentire mixture andentitledtodamages

BadFaithGoodFaith

(causedthemixture)

As if both acted in GF,becausethe2ndownerinGFwas the one who causedtheratification,becausethe1stowner

AsifbothactedinGF,sincethe1stownerisinBFandthe2ndownerwhocausedthemixtureinGFinawayratifiestheBFof1stowner.


SPECIFICATION

Q:Whatisaspecification?

A: It is the giving of new form to anothersmaterial thru application of labor. The materialundergoesatransformationorchangeofidentity.


Q:Whatare the respective rightsof themakerandtheownerofthematerialsinspecification?

A:

Maker(M)OwnerofMaterials

(OM)

GoodFaith GoodFaith

Appropriatethethingtransformedandpaytheownerofthematerialsfor

itsvalueXPN:Ifthematerialismorepreciousthanthethingtransformed,theownerofthematerialshastheoptionto:

1. acquiretheworkandindemnifythemakerforhislabor;or

2. demandindemnityforthematerial.

Receivepaymentforvalueofmaterials

GoodFaith GoodFaith

1. Receive payment forvalueofhiswork;OR

2. Appropriate the newthing and pay theowner of materials foritsvalue.

1. Appropriate newthing and pay themaker for thework;OR

2. Receivepaymentforvalueofmaterials

BadFaith GoodFaith

1. Losethenewthingandpay damages to ownerofthematerials;OR

2. Pay value of materialsanddamages toownerofthematerials.

1. Appropriatethenewthingwithoutpayingand receivedamages;OR

Note: Not available if thenew thing ismorevaluablethanmaterials forscientificorartisticreasons

2. Receive payment for

the value of materialsanddamages.

Q:Distinguishadjunction,mixtureandspecification.

A:

ADJUNCTION MIXTURE SPECIFICATION

Involvesatleast2things

Involvesatleast2things

Mayinvolve1thing(ormore)butformischanged

Accessoryfollowstheprincipal

Coownershipresults

Accessoryfollowstheprincipal

Thingsjoinedretaintheirnature

Thingsmixedorconfusedmayeitherretainorlosetheirrespective

natures

Thenewobjectretainsor

preservesthenatureoftheoriginalobject

B.RULESFORDETERMININGTHEPRINCIPALANDACCESSORY

Q:Whatarethefactorstodeterminetheprincipalandtheaccessory?

A:PrimaryFactors(Importance/purpose)1. The thing which is incorporated to

another thing as an ornament is theaccessory.Theotheristheprincipal

2. Thethingtowhichisaddedtoorjoinedtoanotherfortheuseorperfectionofthelatteristheaccessory.Theotheristheprincipal

SecondaryFactors1. Theonewhichhasagreatervalueshall

beconsideredprincipal2. Iftheyhaveequalvalue,theonewith

greatervolumeshallbeconsideredprincipal(Art.467468.PinedaProperty,p.141142,1999ed)

Note: In painting and sculpture, writings, printedmatter,engravingandlithographs,theboard,metal,stone,canvas,paperorparchmentshallbedeemedtheaccessorything.(Art.468)

PROPERTY

V.QUIETINGOFTITLE


A.REQUIREMENTQ:Whataretherequisitesforanactiontoquiettitle?A:LCDR

1. PlaintiffmusthaveaLegalorequitabletitleto,or interest intherealpropertywhich is the subject matter of theaction;

2. TheremustbeCloudinsuchtitle;3. SuchcloudmustbeDuetosome

a. Instrument;b. Record;c. Claim;d. Encumbrance;ore. proceeding which is apparently

valid but is in truth invalid,ineffective, voidable orunenforceable,andisprejudicialtotheplaintiffstitle;and

4. Plaintiffmusta. Returntothedefendantall

benefitshemayhavereceivedfromthelatter;or

b. reimbursehimforexpensesthatmayhaveredoundedtohisbenefit.

Q: What are the requisites for existence of acloud?

A:ATP

1. ThereisanApparentlyvalidoreffectiveinstrument.

2. ButsuchinstrumentisinTruth:a. Invalid;b. ineffective;c. voidable;d. unenforceable;e. has been extinguished or

terminated;f. has been barred by extinctive

prescription.3. Such instrumentmay be Prejudicial to

thetitle.Q:What is thepurposeofanaction to removecloudontitle?

A: It is intended to procure the cancellation, ordelivery of, release of an instrument,encumbrance, or claim constituting a claim onplaintiffs title,andwhichmaybeused to injureorvexhimintheenjoymentofhistitle.

B.DISTINCTIONBETWEENQUIETINGTITLE.ANDREMOVING/PREVENTINGACLOUD.Q:Differentiateanactiontoquiettitlefromanactiontoremovecloudontitle.A:

ACTIONTOQUIETTITLEACTIONTOREMOVECLOUDONTITLE

Toputanendtotroublesomelitigationwithrespecttothepropertyinvolved

Fortheremovalofapossiblefoundationforafuturehostileclaim

Aremedialaction Apreventiveaction

Involvingapresentadverseclaim

Topreventafuturecloudonthetitle

C.PRESCRIPTIONORNONPRESCRIPTION

OFACTION

Q:Whataretheprescriptiveperiodsforbringinganactiontoquiettitle?

A:

1. Plaintiffinpossessionimprescriptible2. Plaintiff not in possession 10 years

(ordinary)or30years(extraordinary)

Note:Laches isdefinedasthefailureorneglect,forunreasonableandunexplained lengthoftime,todothat which by exercising due diligence, could orshouldhavebeendoneearlier.

Thenegligenceoromissiontoassertarightwithinareasonabletime,warrantingapresumptionthatthepartyentitledtoassertiteitherhasabandoneditordeclinedtoassertit.(TijamvSibonghanoy,L21450,Apr.15,1968)

Q: May an action filed within the period oflimitations,stillbebarred?

A: Yes, by laches. (See Arts. 1431, 1433, 1437,NCC)

Q:Isanactiontoquiettitleimprescriptible?

A: Yes. Even though the Civil Code does notinclude an action to quiet title as one of thoseactionswhich are imprescriptible, the SC in thiscaseheldthatsuchactionisimprescriptible.Thebasis of the court is Art. 480. Theimprescriptibility of an action to quiet title is ageneral principle from American jurisprudence.(Buctonv.Gabar,G.R.No.L36359,Jan.31,1974)


VI.COOWNERSHIP


A.CHARACTERISTICSOFCOOWNERSHIP

1.INGENERALQ:Whatiscoownership?A: It isastatewhereanundivided thingorrightbelongs to twoormorepersons. (Art.484). It isthe right of common dominion which two ormorepersonshaveinaspiritual(orideal)partofthethingwhichisnotphysicallydivided.

Q:Whatarethecharacteristicsofcoownership?

A:PRESLG

1. Pluralityofsubjects/owners;2. There is no mutual Representation by

thecoowners;3. Itexists for the commonEnjoymentof

thecoowners;4. There is a Single object which is not

materiallydivided;5. IthasnodistinctLegalpersonality6. ItisGovernedfirstofallbythecontract

of the parties; otherwise, by speciallegalprovisions,and indefaultof suchprovisions,by theprovisionsofTitle IIIoftheNewCivilCodeoncoownership.

Q:Whataretherequisitesofcoownership?

A:POL

1. Pluralityofowners;2. Object,which is an undivided thing or

right;3. Each coowners rightmust be Limited

only to his ideal share of the physicalwhole

Note:By theverynatureof coownership,a coownercannotpointtoanyspecificportionofthepropertyowned in commonashisownbecausehis share remains intangible and ideal (SpousesAvilaetal vs.SpousesBarabat,GR.No.141993,May17,2006).

Q: What happens when a coowner sells thewholepropertyashis?

A:Thesalewillaffectonlyhisownsharebutnotthose of the other coowners who did notconsenttothesale.

Note:Asaleoftheentirepropertybyonecoownerwithout the consent of the other coowners is notnull and void but affects only his undivided shareandthetransfereegetsonlywhatwouldcorrespondtohisgrantor inthepartitionofthethingowned incommon (Paulmitanvs.CA,GRNo.51584,Nov.25,1992.)

Q:Cantherebeanagreementtokeepthethingundividedforacertainperiodoftime?

A: Yes. An agreement to keep the thing nundivided for a certain period of time, notexceedingtenyears,shallbevalid.Thistermmaybeextendedbyanewagreement.

A donor or testatormay prohibit partition for aperiodwhichshallnotexceedtwentyyears.

Neither shall there be any partition when it isprohibitedbylaw.

Q:Distinguishcoownershipfromjointtenancy

A:

COOWNERSHIPTenancyincommon

JOINTOWNERSHIPJointTenancy

AstotheextentofownershipEachcoowneristheownerofhisownideal

share.

Eachjointownerownsthewholething.

Astodisposition

Eachcoownermaydisposeofhisundividedsharewithouttheothercoownersconsent.

Jointownermaynotdisposeofhisown

sharewithoutofalltherest,becausehereallyhasnoidealshare.

Astotransferofsharesincaseofdeath

Uponthedeathofacoowner, his ideal sharegoestohisheirs.

Upon the death of ajoint owner, his sharegoes to the other jointownersbyaccretion.

AstominorityorlegaldisabilityIn caseofaminorwhoisacoowner,thisdoesnotbenefittheothers.

The legal disability ofone joint ownerbenefitstheothers.

PrescriptionPrescription willcontinue to run amongcoowners

Prescriptionwillnotrunamongthem.

PROPERTY

Q:Distinguishcoownershipfrompartnership.A:


COOWNERSHIPORDINARY

PARTNERSHIPNolegalpersonality. Withlegalpersonality.

Canbecreatedwithouttheformalitiesofa

contract.

Canbecreatedonlybycontract,expressor

implied.Bycontractorbywill. Bycontractonly.Agreementtoexistformorethan10yearsis

void.

Notermlimitissetbylaw.

Nomutualrepresentation.

Thereismutualrepresentation.

Notdissolvedbythedeath/incapacityofa

coowner.

Dissolvedbydeathorincapacityofapartner.

Acoownercandisposeofhissharew/otheconsentoftheothershenceinawayacoownerissubstituted.

Apartnercannotbesubstitutedw/otheconsentoftheothers.

Profitsofacoownerdependonhis

proportionateshare.

Profitsmaybestipulatedupon(fore.g.,profitsharing

agreements)Forcollectiveenjoyment.

Forprofit.

Nopublicinstrumentisneededeveniftheobjectofthecoownershipisanimmovable.

Maybemadeinanyformexceptwhenrealpropertyiscontributed.

2.SPECIALRULES:

A.CONCEPTOFCONDOMINIUM

(1)CONDOMINIUMCORPORATION

Q:Whatisacondominiumcorporation?

A: A condominium may include, in addition, aseparate interest in other portions of such realproperty. Title to the common areas, includingthe land, or the appurtenant interests in suchareas, may be held by a corporation speciallyformed for the purpose (known as thecondominium corporation) in which theholdersofseparateinterestshallautomaticallybemembers or shareholders, to the exclusion ofothers, inproportiontotheappurtenant interestoftheirrespectiveunitsinthecommonareas.

Therealrightincondominiummaybeownershiporanyother interest in realproperty recognizedby law, on property in the Civil Code and otherpertinentlaws.(Sec.2,RANo.4726)

(2)INTERESTINREALPROPERTY

Q:Whatisacondominium?

A:Aninterestinrealpropertyconsistingof;

1. a separate interest in a unit in aresidential, industrial or commercialbuilding;and

2. an undivided interest in common,directlyorindirectly,inthea. landonwhichitislocated;andb. In other common areas of the

building.

(3)CONCEPTOFCOMMONAREAS,AMENDMENT

Q:Whatarecommonareas?

A: The entire project excepting all unitsseparatelygrantedorheldorreserved.

Q:Whatisaproject?

A:Theentireparcelofrealpropertydividedortobe divided in condominiums, including allstructuresthereon.

Q: Where the common areas in thecondominium are held by the owners ofseparate units as coowners thereof, towhomcantheunitsthereinbeconveyed?

A:

GR:OnlytoFilipinocitizens.

XPN: To aliens in case of hereditarysuccession.

(4)DOCUMENTSTOCONSIDER

Q:Whataretherequirementsbeforeapropertybe considered divided or to be divided intocondominiums?A:AnenablingormasterdeedmustberecordedintheRegisterofDeedsoftheprovinceorcityinwhichthepropertyliesanddulyannotatedinthecorrespondingcertificateofthetitleoftheland,ifthe latterhasbeenpatentedorregisteredundereither the Land Registration or Cadastral Acts.(Sec.4,RA.No.4726)


Q: What must an enabling or master deedcontain?

A:


1. Description of the land on which thebuildingorbuildingsandimprovementsareoraretobelocated;

2. Descriptionofthebuildingorbuildings,stating the number of stories andbasements, the number of units andtheiraccessories,ifany;

3. Description of the common areas andfacilities;

4. Astatementof theexactnatureof theinterest acquired or to be acquired bythepurchaserintheseparateunitsandin the common areas of thecondominiumproject.Wheretitletoorthe appurtenant interests in thecommon areas isor is tobeheldby acondominiumcorporation,a statementtothiseffectshallbeincluded;

5. Statement of the purposes for whichthebuildingorbuildingsandeachoftheunits are intended or restricted as touse;

6. Acertificateof theregisteredowneroftheproperty, ifhe isother than thoseexecutingthemasterdeed,aswellasofall registered holders of any lien orencumbrance on the property, thatthey consent to the registrationof thedeed;

7. The following plans shall be appendedtothedeedasintegralpartsthereof:

a. A survey plan of the landincludedintheproject,unlessa survey plan of the sameproperty had previously beefiledinsaidoffice;

b. A diagrammatic floor plan ofthebuildingorbuildingsintheproject, in sufficient detail toidentifyeachunit, its relativelocation and approximatedimensions;

8. Any reasonablerestrictionnotcontrarytolaw,moralsorpublicpolicyregardingtherightofanycondominiumownertoalienateordisposeofhiscondominium.

Note:Theenablingormasterdeedmaybeamendedor revoked upon registration of an instrumentexecutedby the registeredownerorownersof thepropertyandconsentedtobyallregisteredholdersofany lienorencumbranceon the landorbuildingor portion thereof. The term registered owner

shallincludetheregisteredownersofcondominiumsintheproject.Untilregistrationofarevocation,theprovisionsofRA.No.4726shallcontinuetoapplytosuchproperty.(Sec.4,RA.No.4726)

B.RIGHTSANDOBLIGATIONSOFCONDOMINIUMOWNER

(1)CONTRIBUTIONS/DUES

Q: What are the incidents of a condominiumgrant?

A: Unless otherwise expressly provided in theenabling or master deed or the declaration ofrestrictions,theincidentsofacondominiumgrantareasfollows:

1. The boundary of the unit granted arethe interior surfaces of the perimeterwalls, floors, ceilings, windows anddoors thereof. The following are notpartoftheunitbearingwalls,columns,floors, roofs, foundations and othercommon structural elements of thebuilding; lobbies, stairways, hallways,and other areas of common use,elevator equipment and shafts, centralheating, central refrigeration andcentral airconditioning equipment,reservoirs, tanks, pumps and othercentral services and facilities, pipes,ducts,flues,chutes,conduits,wiresandother utility installations, whereverlocated, except the outlets thereofwhenlocatedwithintheunit.

2. There shall pass with the unit, as anappurtenance thereof, an exclusiveeasement for the use of the air spaceencompassedby theboundariesof theunit as it exists at any particular timeandastheunitmay lawfullybealteredor reconstructed from time to time.Such easement shall be automaticallyterminated in any air space upondestruction of the unit as to render ituntenantable.

3. Unless otherwise, provided, thecommonareasareheld in commonbythe holders of units, in equal shares,oneforeachunit.

4. A nonexclusive easement for ingress,egress and support through thecommon areas is appurtenant to eachunitandthecommonareasaresubjecttosucheasements.

5. Each condominium owner shall havetheexclusiverighttopaint,repaint,tile,

PROPERTY

wax, paper or otherwise refinish anddecoratetheinnersurfacesofthewalls,ceilings, floors, windows and doorsboundinghisownunit.

6. Each condominium owner shall havetheexclusive right tomortgage,pledgeor encumber his condominium and tohavethesameappraisedindependentlyof the other condominiums but anyobligation incurred by suchcondominiumownerispersonaltohim.

7. Each condominiumownerhasalso theabsolute right to sell or dispose of hiscondominium unless the master deedcontains a requirement that theproperty be first offered to thecondominium owners within areasonable period of time before thesameisofferedtooutsideparties.(Sec.6,RANo.4726)


C.GROUNDSFORPARTITIONOFCOMMONAREAS,ORDISSOLUTIONOFTHE

CONDOMINIUM

Q:Canthecommonareasbedivided?

A:

GR:No,therecanbenojudicialpartition.

XPNs: A partition shall bemade only upon ashowingthat:COURE

1. That3yrsafterdamage to theprojectwhichrenderedamaterialpartthereofunfitforitsusepriorthereto,ithasnotbeenRepairedsubstantially to itsstatepriortosaiddamage;or

2. That damage to the project hasrendered 1/2 or more of the unitstherein Untenantable and ownersholding, in aggregate, more than 30%interest in the common areas areopposedtotherepair;or

3. Tha

property

Documents

d d e d e r e c h o

susceptible ofappropriation

pineda property

foundationof thehouse

ejusdem generis rule

human wants

islas filipinas

fcust golden notes