THIRD DIVISION

CARMEN DEL PRADO, Petitioner,

G.R. No. 148225

Present:

CORONA, J., - versus Chairperson, NACHURA, DEL CASTILLO, ABAD, !nd "ENDO#A, JJ. SPOUSES ANTONIO L. CABALLERO and LEONARDA CABALLERO, Respondents. Pro$u%&!ted:

"!r'( ), *+,+

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DECISION

NACHURA, J.:

T(is is ! petition -or revie. on certiorari o- t(e de'ision,/,0 o- t(e Court o- Appe!%s 1CA2 d!ted Septe$3er *4, *+++ !nd its reso%ution den5in& t(e $otion -or re'onsider!tion t(ereo-.

T(e -!'ts !re !s -o%%o.s:

In ! 6ud&$ent rendered on 7e3ru!r5 ,, ,89: in C!d!str!% C!se No. N-4 1LRC Re'. No. N-4,,2, ;ud&e ;u!n <. Re5es o- t(e Re&ion!% Tri!% Court 1RTC2 o- Ce3u Cit5, Br!n'( ,=, !d6udi'!ted in -!vor o- Spouses Antonio L. C!3!%%ero !nd Leon!rd! B. C!3!%%ero sever!% p!r'e%s o- %!nd situ!ted in >u3!, Ce3u Cit5, one o- .(i'( .!s C!d!str!% Lot No. ,,8+8, t(e su36e't o- t(is 'ontrovers5.*/*0 On "!5 *,, ,89?, Antonio C!3!%%ero $oved -or t(e issu!n'e o- t(e -in!% de'ree o- re&istr!tion -or t(eir %ots.)/)0 Conse@uent%5, on "!5 *:, ,89?, t(e s!$e 'ourt, t(rou&( t(en Presidin& ;ud&e Ren!to C. D!'ud!o, ordered t(e N!tion!% L!nd Tit%es !nd Deeds
, * )

Re&istr!tion Ad$inistr!tion to issue t(e de'ree o- re&istr!tion !nd t(e 'orrespondin& tit%es o- t(e %ots in -!vor o- t(e C!3!%%eros.=/=0

On ;une ,,, ,88+, respondents so%d to petitioner, C!r$en de% Pr!do, Lot No. ,,8+8 on t(e 3!sis o- t(e t!A de'%!r!tion 'overin& t(e propert5. T(e pertinent portion o- t(e deed o- s!%e re!ds !s -o%%o.s:

T(!t .e, Spouses ANTONIO L. CABALLERO !nd LEONARDA B. CABALLERO, 7i%ipinos, 3ot( o- %e&!% !&e !nd residents o- T!%!$3!n, Ce3u Cit5, P(i%ippines, -or !nd in 'onsider!tion o- t(e su$ o- 7ORT< THOUSAND PESOS 1P=+,+++.++2, P(i%ippine Curren'5, p!id 35 CAR"EN DEL PRADO, 7i%ipino, o- %e&!% !&e, sin&%e !nd ! resident oSiB!tun! St., Ce3u Cit5, P(i%ippines, t(e re'eipt o- .(i'( is -u%% is (ere35 !'Bno.%ed&ed, do 35 t(ese presents SELL, CEDE, TRANS7ER, ASSI>N C CONDE< unto t(e s!id CAR"EN DEL PRADO, (er (eirs, !ssi&ns !ndEor su''essors-in-interest, one 1,2 unre&istered p!r'e% o- %!nd, situ!ted !t >u3!, Ce3u Cit5, P(i%ippines, !nd $ore p!rti'u%!r%5 des'ri3ed !nd 3ounded, !s -o%%o.s: FA p!r'e% o- %!nd Bno.n !s C!d. Lot No. ,,8+8, 3ounded !s -o%%o.s: Nort( E!st Gest Sout( $eters, $ore or %ess, 'overed 35 T!A De'. No. ++?9? o- t(e Ce3u Cit5 AssessorHs O--i'e, Ce3u Cit5.I o- .(i'( p!r'e% o- %!nd .e !re t(e !3so%ute !nd %!.-u% o.ners. : : : : Lot ,,8+) Lot ,,8+9 Lot ,,8,+ Lot ,,9:9 C ,,8,*

'ont!inin& !n !re! o- =,+++ s@u!re

Ori&in!% Certi-i'!te o- Tit%e 1OCT2 No. ,)+:, 'overin& Lot No. ,,8+8, .!s issued on%5 on Nove$3er ,:, ,88+, !nd entered in t(e FRe&istr!tion BooBI o- t(e Cit5 o- Ce3u on De'e$3er ,8, ,88+. :/:0 T(erein, t(e te'(ni'!% des'ription o- Lot No. ,,8+8 st!tes t(!t s!id %ot $e!sures !3out ,=,=:? s@u!re $eters, $ore or %ess.4/40

On "!r'( *+, ,88,, petitioner -i%ed in t(e s!$e '!d!str!% pro'eedin&s ! FPetition -or Re&istr!tion o- Do'u$ent Under Presidenti!% De'ree 1P.D.2 ,:*8I?/?0 in order t(!t ! 'erti-i'!te o- tit%e 3e issued in (er n!$e, 'overin& t(e .(o%e Lot No. ,,8+8. In t(e petition, petitioner !%%e&ed t(!t t(e tenor o- t(e instru$ent o- s!%e indi'!ted t(!t t(e s!%e .!s -or ! %u$p su$ or cuerpo cierto, in .(i'( '!se, t(e vendor .!s 3ound to de%iver !%% t(!t .!s in'%uded .it(in s!id 3ound!ries even .(en it eA'eeded t(e !re! spe'i-ied in t(e 'ontr!'t. Respondents opposed, on t(e $!in &round t(!t on%5 =,+++ s@ $ o- Lot No. ,,8+8 .!s so%d to petitioner. T(e5 '%!i$ed t(!t t(e s!%e .!s not -or ! cuerpo cierto. T(e5 $oved -or t(e outri&(t dis$iss!% o- t(e petition on &rounds opres'ription !nd %!'B o- 6urisdi'tion.

A-ter tri!% on t(e $erits, t(e 'ourt -ound t(!t petitioner (!d est!3%is(ed ! '%e!r !nd positive ri&(t to Lot No. ,,8+8. T(e intended s!%e 3et.een t(e p!rties .!s -or ! %u$p su$, sin'e t(ere .!s no eviden'e presented t(!t t(e propert5 .!s so%d -or ! pri'e per unit. It .!s !pp!rent

: 4 ?

t(!t t(e su36e't $!tter o- t(e s!%e .!s t(e p!r'e% o- %!nd, Bno.n !s C!d!str!% Lot No. ,,8+8, !nd not on%5 ! portion t(ereo-.9/90

T(us, on Au&ust *, ,88), t(e 'ourt a quo rendered its de'ision .it( t(e -o%%o.in& dispositive portion:

GHERE7ORE, pre$ises 'onsidered, t(e petition is (ere35 &r!nted !nd 6ud&$ent is (ere35 rendered in -!vor o(erein petitioner. T(e Re&ister o- Deeds o- t(e Cit5 o- Ce3u is (ere35 ordered !nd dire'ted to e--e't t(e re&istr!tion in (is o--i'e o- t(e Deed o- A3so%ute S!%e 3et.een Spouses Antonio C!3!%%ero !nd Leon!rd! C!3!%%ero !nd Petitioner, C!r$en de% Pr!do d!ted ;une ,,, ,88+ 'overin& Lot No. ,,8+8 !-ter p!5$ent o- !%% -ees pres'ri3ed 35 %!.. Addition!%%5, t(e Re&ister o- Deeds o- t(e Cit5 o- Ce3u is (ere35 ordered to '!n'e% Ori&in!% Certi-i'!te No. ,)+: in t(e n!$e o- Antonio C!3!%%ero !nd Leon!rd! C!3!%%ero !nd t(e Tr!ns-er Certi-i'!te o- Tit%e 3e issued in t(e n!$e o- Petitioner C!r$en de% Pr!do 'overin& t(e entire p!r'e% o- %!nd Bno.n !s C!d!str!% Lot No. ,,8+8.8/80

An !ppe!% .!s du%5 -i%ed. On Septe$3er *4, *+++, t(e CA pro$u%&!ted t(e !ss!i%ed de'ision, reversin& !nd settin& !side t(e de'ision o- t(e RTC.

T(e CA no %on&er tou'(ed on t(e '(!r!'ter o- t(e s!%e, 3e'!use it -ound t(!t petitioner !v!i%ed (erse%- o- !n i$proper re$ed5. T(e Fpetition -or re&istr!tion o- do'u$entI is not one o- t(e re$edies provided under P.D. No. ,:*8, !-ter t(e ori&in!% re&istr!tion (!s 3een e--e'ted. T(us, t(e CA ru%ed t(!t t(e %o.er 'ourt 'o$$itted !n error .(en it !ssu$ed
9 8

6urisdi'tion over t(e petition, .(i'( pr!5ed -or ! re$ed5 not s!n'tioned under t(e Property Registration Decree. A''ordin&%5, t(e CA disposed, !s -o%%o.s:

IN DIEG O7 ALL THE 7ORE>OIN>, t(e !ppe!%ed de'ision is REDERSED !nd SET ASIDE !nd ! ne. one entered dis$issin& t(e petition -or %!'B o- 6urisdi'tion. No pronoun'e$ent !s to 'osts.,+/,+0

A&&rieved, petitioner -i%ed t(e inst!nt petition, r!isin& t(e -o%%o.in& issues:
I. GHETHER OR NOT THE COURT O7 APPEALS CO""ITTED >RADE ERROR IN "AJIN> 7INDIN>S O7 7ACT CONTRAR< TO THAT O7 THE TRIAL COURT/K0 GHETHER OR NOT THE COURT O7 APPEALS CO""ITTED >RADE ERROR IN 7AILIN> TO RULE THAT THE SALE O7 THE LOT IS 7OR A LU"P SU" OR CUERPO CIERTO/;0 GHETHER OR NOT THE COURT A QUO HAS ;URISDICTION ODER THE PETITION 7OR RE>ISTRATION O7 THE DEED O7 ABSOLUTE SALE DATED ,, ;UNE ,88+ ELECUTED BETGEEN HEREIN PETITIONER AND RESPONDENTS/.0,,/,,0

II.

III.

T(e 'ore issue in t(is '!se is .(et(er or not t(e s!%e o- t(e %!nd .!s -or ! %u$p su$ or not.

,+ ,,

Petitioner !sserts t(!t t(e p%!in %!n&u!&e o- t(e Deed o- S!%e s(o.s t(!t it is ! s!%e o- ! re!% est!te -or ! %u$p su$, &overned under Arti'%e ,:=* o- t(e Civi% Code.,*/,*0 In t(e 'ontr!'t, it .!s st!ted t(!t t(e %!nd 'ont!ins !n !re! o- =,+++ s@ $ ore or !ess, 3ounded on t(e Nort( 35 Lot No. ,,8+), on t(e E!st 35 Lot No. ,,8+9, on t(e Sout( 35 Lot Nos. ,,9:9 C ,,8,*, !nd on t(e Gest 35 Lot No. ,,8,+. G(en t(e OCT .!s issued, t(e !re! o- Lot No. ,,8+8 .!s de'%!red to 3e ,=,=?: s@ $, .it( !n eA'ess o- ,+,=?: s@ $. In !''ord!n'e .it( Arti'%e ,:=*, respondents !re, t(ere-ore, dut5-3ound to de%iver t(e .(o%e !re! .it(in t(e 3ound!ries st!ted, .it(out !n5 'orrespondin& in're!se in t(e pri'e. T(us, petitioner 'on'%udes t(!t s(e is entit%ed to (!ve t(e 'erti-i'!te o- tit%e, 'overin& t(e .(o%e Lot No. ,,8+8, .(i'( .!s ori&in!%%5 issued in t(e n!$es orespondents, tr!ns-erred to (er n!$e.

Ge do not !&ree.

In Esguerra ". Trini#a#,,)/,)0 t(e Court (!d o''!sion to dis'uss t(e $!tter o- s!%es invo%vin& re!% est!tes. T(e CourtHs pronoun'e$ent is @uite instru'tive:

In s!%es invo%vin& re!% est!te, t(e p!rties $!5 '(oose 3et.een t.o t5pes o- pri'in& !&ree$ent: a n!" #$!%& %on"$a%" .(erein t(e pur'(!se pri'e is deter$ined 35 .!5 o- re-eren'e to ! st!ted r!te per unit !re! 1e.g., P,,+++ per s@u!re $eter2, or a ' (# ) ( %on"$a%" .(i'( st!tes ! -u%% pur'(!se pri'e -or !n i$$ov!3%e t(e !re! o- .(i'( $!5 3e de'%!red 3!sed on t(e esti$!te or .(ere 3ot( t(e !re! !nd 3ound!ries !re st!ted 1e.g., P, $i%%ion -or ,,+++ s@u!re $eters, etc.2. In ,* ,)

Ru#o!$ %iet&, Inc. ". Court o$ Appea!s 1=?9 SCRA =:,2, t(e Court dis'ussed t(e distin'tion: FMIn ! unit pri'e 'ontr!'t, t(e st!te$ent o- !re! oi$$ov!3%e is not 'on'%usive !nd t(e pri'e $!5 3e redu'ed or in're!sed dependin& on t(e !re! !'tu!%%5 de%ivered. I- t(e vendor de%ivers %ess t(!n t(e !re! !&reed upon, t(e vendee $!5 o3%i&e t(e vendor to de%iver !%% t(!t $!5 3e st!ted in t(e 'ontr!'t or de$!nd -or t(e proportion!te redu'tion o- t(e pur'(!se pri'e ide%iver5 is not possi3%e. I- t(e vendor de%ivers $ore t(!n t(e !re! st!ted in t(e 'ontr!'t, t(e vendee (!s t(e option to !''ept on%5 t(e !$ount !&reed upon or to !''ept t(e .(o%e !re!, provided (e p!5s -or t(e !ddition!% !re! !t t(e 'ontr!'t r!te.
AAAA

In t(e '!se .(ere t(e !re! o- !n i$$ov!3%e is st!ted in t(e 'ontr!'t 3!sed on !n esti$!te, t(e !'tu!% !re! de%ivered $!5 not $e!sure up eA!'t%5 .it( t(e !re! st!ted in t(e 'ontr!'t. A''ordin& to Arti'%e ,:=* o- t(e Civi% Code, in t(e s!%e o- re!% est!te, $!de -or ! %u$p su$ !nd not !t t(e r!te o- ! 'ert!in su$ -or ! unit o$e!sure or nu$3er, t(ere s(!%% 3e no in're!se or de're!se o- t(e pri'e, !%t(ou&( t(ere 3e ! &re!ter or %ess !re!s or nu$3er t(!n t(!t st!ted in t(e 'ontr!'t. . . . AAAA 'here (oth the area an# the (oun#aries o$ the i o"a(!e are #ec!are#, the area covered within the boundaries of the immovable prevails o"er the state# area. In '!ses o- 'on-%i't 3et.een !re!s !nd 3ound!ries, it is t(e %!tter .(i'( s(ou%d prev!i%. What really defines a piece of ground is not the area, ca!cu!ate# )ith ore or !ess certainty, entione# in its #escription, (ut the (oun#aries therein !ai# #o)n, as enc!osing the !an# an# in#icating its !i its. In ! 'ontr!'t o- s!%e o- %!nd in ! $!ss, it is .e%% est!3%is(ed t(!t t(e spe'i-i' 3ound!ries st!ted in t(e 'ontr!'t $ust 'ontro% over !n5 st!te$ent .it( respe't to t(e !re! 'ont!ined .it(in its 3ound!ries. It is not o- vit!% 'onse@uen'e t(!t ! deed or 'ontr!'t o- s!%e o- %!nd s(ou%d dis'%ose t(e !re! .it( $!t(e$!ti'!% !''ur!'5. It is su--i'ient i- its eAtent is o36e'tive%5 indi'!ted .it( su--i'ient pre'ision to en!3%e one to identi-5 it. An error !s to t(e super-i'i!% !re! is i$$!teri!%. T(us, t(e o3%i&!tion o- t(e vendor is to de%iver ever5t(in& .it(in

t(e 3ound!ries, in!s$u'( !s it is t(e entiret5 t(ereo- t(!t distin&uis(es t(e deter$in!te o36e't.,=/,=0

T(e Court, (o.ever, '%!ri-ied t(!t t(e ru%e %!id do.n in Arti'%e ,:=* is not (!rd !nd -!st !nd !d$its o- !n eA'eption. It (e%d:

A '!ve!t is in order, (o.ever. T(e use o- F$ore or %essI or si$i%!r .ords in desi&n!tin& @u!ntit5 'overs on%5 ! $&a)ona*'& &+%&)) o$ d&,!%!&n%-. A vendee o- %!nd so%d in &ross or .it( t(e des'ription F$ore or %essI .it( re-eren'e to its !re! does not t(ere35 ipso $acto t!Be !%% risB o- @u!ntit5 in t(e %!nd.. Nu$eri'!% d!t! !re not o- 'ourse t(e so%e &!u&e ounre!son!3%eness o- t(e eA'ess or de-i'ien'5 in !re!. Courts $ust 'onsider ! (ost o- ot(er -!'tors. In one '!se 1 see Ro(!e ". Ar(asa, *+* Phi!. ,*, -.//+0 2, t(e Court -ound su3st!nti!% dis'rep!n'5 in !re! due to 'onte$por!neous 'ir'u$st!n'es. Citin& '(!n&e in t(e p(5si'!% n!ture o- t(e propert5, it .!s t(erein est!3%is(ed t(!t t(e eA'ess !re! !t t(e sout(ern portion .!s ! produ't o- re'%!$!tion, .(i'( eAp%!ined .(5 t(e %!ndHs te'(ni'!% des'ription in t(e deed o- s!%e indi'!ted t(e se!s(ore !s its sout(ern 3ound!r5, (en'e, t(e in'%usion o- t(e re'%!i$ed !re! .!s de'%!red unre!son!3%e.,:/,:0

In t(e inst!nt '!se, t(e deed o- s!%e is not one o- ! unit pri'e 'ontr!'t. T(e p!rties !&reed on t(e pur'(!se pri'e o- P=+,+++.++ -or ! predeter$ined !re! o- =,+++ s@ $, ore or !ess, 3ounded on t(e Nort( 35 Lot No. ,,8+), on t(e E!st 35 Lot No. ,,8+9, on t(e Sout( 35 Lot Nos. ,,9:9 C ,,8,*, !nd on t(e Gest 35 Lot No. ,,8,+. In ! 'ontr!'t o- s!%e o- %!nd in ! $!ss, t(e spe'i-i' 3ound!ries st!ted in t(e 'ontr!'t $ust 'ontro% over !n5 ot(er st!te$ent, .it( respe't to t(e !re! 'ont!ined .it(in its 3ound!ries.,4/,40
,= ,: ,4

B%!'BHs L!. Di'tion!r5,?/,?0 de-ines t(e p(r!se F$ore or %essI to $e!n:

A3outK su3st!nti!%%5K or !pproAi$!te%5K i$p%5in& t(!t 3ot( p!rties !ssu$e t(e risB o- !n5 ordin!r5 dis'rep!n'5. T(e .ords !re intended to cover slight or unimportant inaccuracies in @u!ntit5, C!rter v. 7in'(, ,94 ArB. 8:=, :? S.G.*d =+9K !nd !re ordin!ri%5 to 3e interpreted !s t!Bin& '!re o- unsu3st!nti!% di--eren'es or di--eren'es o- s$!%% i$port!n'e 'o$p!red to t(e .(o%e nu$3er o- ite$s tr!ns-erred.

C%e!r%5, t(e dis'rep!n'5 o- ,+,=?: s@ $ '!nnot 3e 'onsidered ! s%i&(t di--eren'e in @u!ntit5. T(e di--eren'e in t(e !re! is o3vious%5 siNe!3%e !nd too su3st!nti!% to 3e over%ooBed. It is not ! re!son!3%e eA'ess or de-i'ien'5 t(!t s(ou%d 3e dee$ed in'%uded in t(e deed o- s!%e.

Ge t!Be eA'eption to t(e !vo.ed ru%e t(!t t(is Court is not ! trier o- -!'ts. A-ter !n !ssiduous s'rutin5 o- t(e re'ords, .e %end 'reden'e to respondentsH '%!i$ t(!t t(e5 intended to se%% on%5 =,+++ s@ $ o- t(e .(o%e Lot No. ,,8+8, 'ontr!r5 to t(e -indin&s o- t(e %o.er 'ourt. T(e re'ords reve!% t(!t .(en t(e p!rties $!de !n o'u%!r inspe'tion, petitioner spe'i-i'!%%5 pointed to t(!t portion o- t(e %ot, .(i'( s(e pre-erred to pur'(!se, sin'e t(ere .ere $!n&o trees p%!nted !nd ! deep .e%% t(ereon. A-ter t(e s!%e, respondents de%ivered !nd se&re&!ted t(e !re! o- =,+++ s@ $ in -!vor o- petitioner 35 -en'in& o-- t(e !re! o- ,+,=?: s@ $ 3e%on&in& to t(e$.,9/,90
,? ,9

Contr!'ts !re t(e %!. 3et.een t(e 'ontr!'tin& p!rties. S!%e, 35 its ver5 n!ture, is ! 'onsensu!% 'ontr!'t, 3e'!use it is per-e'ted 35 $ere 'onsent. T(e essenti!% e%e$ents o- ! 'ontr!'t o- s!%e !re t(e -o%%o.in&: 1!2 'onsent or $eetin& o- t(e $inds, t(!t is, 'onsent to tr!ns-er o.ners(ip in eA'(!n&e -or t(e pri'eK 132 deter$in!te su36e't $!tterK !nd 1'2 pri'e 'ert!in in $one5 or its e@uiv!%ent. A%% t(ese e%e$ents !re present in t(e inst!nt '!se.,8/,80

"ore i$port!nt%5, .e -ind no reversi3%e error in t(e de'ision o- t(e CA. PetitionerHs re'ourse, 35 -i%in& t(e petition -or re&istr!tion in t(e s!$e '!d!str!% '!se, .!s i$proper. It is ! -und!$ent!% prin'ip%e in %!nd re&istr!tion t(!t ! 'erti-i'!te o- tit%e serves !s eviden'e o- !n inde-e!si3%e !nd in'ontroverti3%e tit%e to t(e propert5 in -!vor o- t(e person .(ose n!$e !ppe!rs t(erein. Su'( inde-e!si3i%it5 'o$$en'es !-ter one 5e!r -ro$ t(e d!te o- entr5 o- t(e de'ree o- re&istr!tion. *+/*+0 In!s$u'( !s t(e petition -or re&istr!tion o- do'u$ent did not interrupt t(e runnin& o- t(e period to -i%e t(e !ppropri!te petition -or revie. !nd 'onsiderin& t(!t t(e pres'ri3ed one-5e!r period (!d %on& sin'e eApired, t(e de'ree ore&istr!tion, !s .e%% !s t(e 'erti-i'!te o- tit%e issued in -!vor orespondents, (!d 3e'o$e in'ontroverti3%e.*,/*,0

.HERE/ORE, t(e petition is DENIED.

,8 *+ *,

SO ORDERED.