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over external objects; ownership; the unrestricted and exclusive right to a thing;
the right to dispose of the substance of a thing in every legal way, to possess it, to
use it, and to exclude every one else from interfering with it. (Mackeld. Rom.
Law, § 265). Property is the highest right a man can have to anything; being
used for that right which one has to lands or tenements, goods or chattels, which
17 Johns, 281, 283.) A right imparting to the owner a power of indefinite user,
imparting to the owner the power of disposition, from himself and his successors
per universitatem, and from all other persons who have a spes sucocasionis under
as he may choose, with the like capacities and powers as he had himself, and
the dispositions of private persons. (Aust. Jur. Campbell’s Ed. § 1103.) The right
of property is that sole and despotic dominion which one man claims and
exercises over the external things of the world, in total exclusion of the right of
any other individual in the universe. It consists in the free use, enjoyment, and
only by the laws of the land. (1 Bl. Comm. 138; 2 Bl. Comm. 2, 15.) The word is
commonly used to denote any external object over which the right of property is
exercised. In this sense it is a very wide term, and includes every class of
In the Philippines, most of our notable authorities in the field of civil law,
human activity and which are necessary to life, for which reason they may be
organized and distributed in one way or another, but, always for the good of the
main. In order that a thing may be considered as property the following are
or susceptibility to appropriation.2
Philippines include practically all the laws of the land. These are embodied in our
Constitution, the Civil Code, our Tax Code, Commercial and Mercantile laws,
Criminal laws, Labor laws, the Political and International laws, and even the
Rules of Court (i.e. enforcement of real and personal rights, etc…). Property is
viewed in the economic sense as this spring from every man’s right to life. In
other words, since almost all human endeavors would ultimately relate to
property or property rights. Thus, laws of the land (not only in the Philippines
but all over the world), in one way or another, revolve on the concept of property.
which are or may be the object of appropriation are considered either immovable
1
Blackslawdictionaryonline.com/blacks-law-dictionary-read-online/, Black’s Law Dictionary, p. 733.
2
http://www.scribd.com/doc/24634702/PROPERTY-Reviewer
2
or real property and movable or personal property (Art. 414, Civil Code). Why is
it merely a concept? This is because our laws merely regulate the enjoyment of
the fruits of nature. By way of example: Occupation - Privilege to hunt and fish
Is the human body a property: During lifetime the Rule is: it is NOT a
contracts (e.g. modeling). After death the rule is: still, NOT a property by reason
EXCEPTION: within the limits prescribed by law. R.A 349 legalizes permission of
use human organs or any portion of the human body for medical, surgical, or
scientific purposes under certain conditions; R.A 7170 authorizes the legacy or
Under the Civil Code (CC), Article 415 enumerates the immovable
properties and Articles 416 to 417, the movable properties. By the enumerations
on Art. 415, immovable property may thus be classified as 1.) Nature (trees and
carried on therein); and 4.) Analogy (like the right of usufruct, public works,
servitudes).
does not lie from the fact of mobility or non-mobility, but from the fact that
3
different provisions of the law govern the acquisition, possession, disposition,
In the case of Mindanao Bus. Co. vs. City Assessor (G.R. No. L-17870
machinery etc. must be: essential and principal elements of the industry; and the
industry must be carried out in a building or piece of land. On the other hand,
the following are considered personal property as enumerated by Art. 416 and
417 - The right to recover stolen property and promissory notes as these involve
real property, a share in such corporation is personal property. In fact, all shares
in all juridical persons are considered personal. The property right of shares of
stock can only be enforced or exercised where the corporation is organized or has
Mortgage Law, ungathered products have the nature of personal property and
may be attached and executed upon. (Sibal v. Valdez, 50 Phil. 512); Electricity
may be appropriated; it can be the object of theft. (US v. Carlos, 21 Phil. 543).
Phil. 631).
Sale of real property in the CM Registry cannot bind third persons in good
3
Paras, L. Edgardo, Civil Code of the Philippines Annotated Vol. II, 16th Edition 2008, p. 5.
4
A building may be validly mortgaged separately from the land upon which
is binding upon the parties. The parties are estopped from claiming otherwise.
(Serg’s Products v. PCI Leasing, G.R. No. 137705, Aug. 22, 2000, 338 SCRA 499,
504).
Steel electric towers are personal property provided they can be removed
dominion or of private ownership. (Art. 419, Civil Code). Public dominion is the
ownership by the State in that the State has control and administration or
dominion: 1) For public use – roads, canals for use by everyone; 2) For public
service – government buildings and vehicles for use by authorized persons; and
3) For the development of national wealth – natural resources. (Art. 420, Civil
Code). All other property of the State, which is not of the character stated in the
5
public dominion, when no longer intended for public use or for public service,
shall form part of the patrimonial property of the State. (Art. 422, Civil Code)
cannot be leased, donated, sold, or be the object of any contract (Mun. of Cavite v.
Rojas, 30 Phil. 602), except insofar as they may be the object of repairs or
acquired by prescription; no matter how long the possession of the properties has
been, “there can be no prescription against the State regarding property of the
against the State. (City of Manila v. Ins. Gov’t., 10 Phil. 327). They cannot be
registered under the Land Registration Law and be the subject of a Torrens Title;
v. Director of Lands, L-23481, June 29, 1972, 45 SCRA 418). They, as well as
their usufruct, cannot be levied upon by execution, nor can they be attached.
(Tufexis v. Olaguera, 32 Phil. 654; Tan Toco v. Mun. Council of Iloilo, 49 Phil.
52). In general, they can be used by everybody. They m,ay either be real or
personal property, for it will be noted that the law makes no distinction.4
4
Ibid, p. 47-48.
6
abandonment of the public character. Even if the property were patrimonial,
there could be no sale as there is no law authorizing the same. (Laurel v. Garcia,
G.R. No. 92013 July 25, 1990). Public plazas and streets are of public character
and may not be leased out by the municipality. (Municipality of Cavite v. Rojas,
30 Phil. 602). Property owned by the State which is not intended for public use
substantial benefit from the use of said property. (Sanchez v. Mun. of Asingan,
property for public use and patrimonial property. (Art. 423, ibid). Property for
public use, in the provinces, cities, and municipalities, consist of the provincial
roads, city streets, municipal streets, the squares, fountains, public waters,
promenades, and public works for public service paid for by said provinces, cities,
laws. (Art. 424, ibid). Where now do properties for public service and properties
for the development of national wealth fall? Public service – depends on who
pays for the service. If paid for by the political subdivision, public; if for profit,
patrimonial. National wealth – still property for public use under the regalian
doctrine.
use. Examples of property for public use being streets, promenades, fountains,
etc. (City of Cebu v. NAWASA, G.R. No. 12892, April 20, 1960). Under the Law
7
governmental purposes for it to be classified as public. (Province of Zamboanga
case, applying the CC, the properties are not for public use but
the controversy is more municipal than civil and the properties are
laws.
The buildings on the lots are also public because accessory follows the
8
3. LMC: Property is public if it is exclusively devoted to public
service.
Public properties are exempt from execution because of their necessity for
Phil. 52). A town plaza loses its public character when the town ceases using it as
such and subjects it to patrimonial use. (Municipality of Oas v. Roa, 7 Phil. 20).
private persons, either individually or collectively (Art. 425, ibid). The Code
9
PROPERTY TRANSACTION
OWNERSHIP
After discussing the concept of property, we will now look into the
mechanism for each of which varies and differs depending on the type of property
exercising ownership over the property or those persons having interest over the
the concept of ownership before we can determine under what terms and
Article 427 of the Civil Code provides that ownership may be exercised over
things or rights. Ownership is the independent (stands by itself and gives you the
imposed by the state or private persons, without prejudice to the provisions of the
law.5 What are these rights? By virtue of Article 428 (of the Civil Code) the
right to use, that right to exclude any person, as a rule, from the
5
Ibid, p. 81.
10
may be used to prevent or repel physical invasion); and the right
to the fruits.
by law. The owner has also a right of action against the holder
by law (Art. 19, CC must be considered in the exercise of a right.) Thus the Civil
Code on Arts. 430 to 434, to name a few, provide the related restrictions, as well
Ownership is likewise limited by the State or the laws of the State by the exercise
property may be interfered with, even destroyed, if the welfare of the community
so demands it. Sec. 2238 of the Revised Administrative Code requires that an
to “provide for the health and safety, promote the prosperity, improve the morals,
peace, good order, comfort, and convenience of the municipality and the
inhabitants thereof, and for the protection of property therein.” (Pampanga Bus
Co., Inc., et.al. v. Mun. of Tarlac, GR L-15759, Dec. 30, 1961). Exercise of police
power has been used in the abatement of nuisance, whether public or private,
whether nuisance per se or nuisance per accidens (Iloilo cold Storage Co. v.
aliens, as vacant, so that Filipino applicants, may be preferred (Chua Lao, et. al. v.
11
Raymundo, et.al., GR L-12662, aug. 18, 1958); to enact the Social Security Law
Jan. 20, 1961) and to implement the Comprehensive Agrarian Reform Law
(CARP) (Roxas and Co., Inc., v CA, 117 SCAD 589, 321 SCRA 106).
defray necessary governmental expenses for a public. Thus, thru taxation, the
government. Indeed, it has been said that of all the powers of government, the
may be exercised even over private properties of cities and municipalities, and
even over lands registered with a Torrens Title. According to Cooley, it is the
right of the State to acquire private property for public use upon payment of just
validly delegated to local governments, other public entities and public utilities
the need for human progress and community welfare or development. The power
6
Ibid, p. 141.
7
Ibid, pp. 152-153.
12
Co-owner is that state where an undivided thing or right belongs to two or
more persons (Art. 484, CC). It is the “the right of common dominion which two
or more persons have in a spiritual (or ideal) part of a thing which is not
any form of juridical personality. Thus, it cannot sue in court. Co-owners may, of
course, litigate in their individual capacities (Smith v Lopez, 5 Phil. 78). Co-
who is living together without benefit of marriage – Art. 144; special laws:
Republic Act No. 4726 “An Act To Define Condominium, Establish Requirements
For Its Creation, And Govern Its Incidents” June 18, 1966; Presidential Decree
No. 957 “Regulating The Sale Of Subdivision Lots And Condominiums, Providing
Penalties For Violations Thereof” July 12, 1976, etc…), and provision of the Title
Under the Civil Code, Title IV Some Special Properties, it provided for the
ownership of water, minerals, trademarks and trade names. Art. 502 (CC)
enumerated bodies of water which are of public dominion while Art. 503
enumerate those which are of private ownership. However, under Sec. 2, Art. XII
reconcile now the two laws? It must be borne in mind that a law remains
therefore that to be constitutional, this should apply only to existing water rights
on private lands are private waters, until they go to lands of public dominion, in
which case they become public waters but waste water of private establishments
8
Ibid, p. 314.
13
are not public waters (Art. 502 (8) and (9) respectively, CC). Under the New
Water Code (PD 1067 A Decree Instituting A Water Code, Thereby Revising And
Art. 519 of the Civil Code provide, “mining claims and rights and other
matters concerning minerals and mineral lands are governed by special laws.”
earth, sand, stone and gravel). Those where there are minerals sufficient in
quality and quantity to justify expenses for their extraction are called mineral
lands. Under the Constitution (Sec. 2, Art. XII), the mineral resources of the
country shall not be alienated; that all minerals belong to the State, whether they
are contained in public or private land; and that no license, concession or lease
for the exploitation, and development shall be granted for a period exceeding 25
years, renewable for another 25 Years (RA 81 of Oct. 29, 1946 “An Act To Aid The
Mining Industry By Providing For The Waiver Of, And/Or Extension Of The
Connected With The Mining Industry, And The Condonation Of Mining, Specific
And Real Estate Taxes, Under Certain Terms And Conditions”). Other Related
Laws Include Commonwealth Act 137 or The Mining Law (11/7/36), RA 4388 “An
14
Numbered One Hundred Thirty-Seven, Otherwise Known As The Mining Act, As
Amended, Act 2719 or The Coal Act, RA 387 or The Petroleum Act Of 1949, Act
2932 for oil and gas, RA 7103 Aug. 8, 1991 "Iron And Steel Industry Act" An Act
Industrialization And For Other Purposes; RA 7076 of June 27, 1991 “An Act
goodwill of a business is property, and may be transferred together with the right
entitled to acquire land in the Philippines. As exception to the general rule, alien
Filipino as the natural heir will become the legal owner of the
15
property. The same is true for the children. Every natural
project; and
8179).
Foreshore land is that part of the land which is between high and low
water and left dry by the flux and reflux of the tides. It is a strip of land that lies
between the high and low water marks and is alternatively wet and dry according
to the flow of the tide (Republic v. Imperial, Jr., 103 SCAD 380, 303 SCRA 127,
1999). The shoreline of the whole Philippines belongs to the government. When
you buy a piece of beachfront lot you have to obtain a “Foreshore Lease” from the
government which shall afford you possession and control of the beach from the
High Tide – to the Low Tide mark as lessee thereof. This law was promulgated to
prevent squatters living on beaches within the Philippines, and to protect the
16
With the recent lifting of the moratorium on the disposition and granting
of any title, concession, permit or lease on all small islands nationwide by virtue
Natural Resources, certain islands that are tax declared can now be titled for as
long as they are classified as alienable and disposable. However, certain types of
donation) but includes involuntary deeds (such as tax sale, foreclosure sale, or
"Business or other purpose" refers to the use of the land primarily, directly
areas of agriculture, industry and services, including the lease of land, but
In case of married couple, one or both of them may avail of the privilege,
provided that the total acquisition shall not exceed the maximum area allowed.
17
A transferee of residential land under BP 185 may still avail of the privilege
granted under RA 8179. A transferee who already owns urban or rural land for
residential purpose, may acquire additional urban or rural land for residential
purpose which, when added to that already owned by him shall not exceed the
maximum area allowed by law. The same privilege applies to a transferee who
already owns urban or rural land for business purposes. A transferee may not
acquire more than two urban or two rural lands which should be located in
land for residential purpose shall be disqualified to acquire rural land for
residential purpose and vice versa. The same rule applies to a transferee of land
“DUAL CITIZENS”
Dual citizenship means having two citizenships and passports from two
different countries. Dual citizenship allows the citizenship holder full rights of
possession of Philippine real property. This is a new law and it is still unclear as
former Filipino citizens born in the Philippines, who have immigrated to another
townhouse. To take ownership of a private land, residential house and lot, and
18
and 60% Filipino-owned (minimum), and with at least five [5] incorporators.
Upon incorporation, a main bank account should be tied to it. A foreign national
may be the sole person in the bank account, allowing him/her total control over
the funds derived from the corporation and the income or sale of the asset or
property.
with Filipino landowners for an initial period of up to 50 years and renewable for
another 25 years.
years, the extent of the rights and obligations of the use shall be governed by the
The concession for the use of waters should not jeopardize vested rights
(Sideco v. Sarena, 41 Phil. 80; Art. 505 CC). The right to make use of public
waters is extinguished by the lapse of the concession and by non-use for 5 years
Under Art. 507 (CC), waters leaving the a piece of land (privately owned)
belong to the public, unless they enter a private estate instead, in which case, said
estate will have their use until they finally leave said private estate (Sansano v.
19
Castro, 40 O.G. 15, p.227). Once the waters leave the land, their use shall be
governed by the Special Law of Waters and the Irrigation Law. (For subterranean
“MINERALS”
Minerals even if found on private lands are still owned by the State (Secs. 2
and 4, RA 7942). This is true even if the land has the Torrens Title. This is
because the ownership of mines, from their very nature, should not depend upon
the ownership of the soil. RA 7942, in line with Art. XII, Sec. 2 of the
determined whether the same is registrable or not (as in the case of generic
names or symbols). The law governing trademarks, trade names and other
20
POSSESSION
possidendi); and the possession must be by virtue of one’s own right (maybe
because he is the owner or because of a right derived from the owner). Classes of
possession are in one’s own name or in that of another (Art. 524); in the concept
of owner and in the concept of holder (Art. 525); and in good faith (bona fide) or
in bad faith (mala fide).9 A possessor in good faith is one who is not aware that
there exists in his TITLE or MODE of acquisition any flaw which invalidates it
(DBP v. CA, 316 SCRA 650). While a possessor in bad faith is one who is not in
also in bad faith. A child or heir may even be presumed in good faith,
notwithstanding the father’s bad faith (Sotto v. Enage, 43 O.G. 5057). Article 527
(CC) provides for the presumption of good faith and the burden of proof being
with the one who alleges bad faith on the part of the possessor. Existence of bad
faith may begin either from the receipt of judicial summons (Tacas v. Tobon, 53
Phil. 356) or even before such time as when a letter is received from the true
owner asking the possessor to stop planting on the land because somebody else
9
Ibid, p. 450-451.
21
ACQUISITION AND RECOVERY OF POSSESSION
possessor who objects thereto. However, if at first there was objection but later
acquired. Objection maybe made by suit of forcible entry within a year from the
(permission; not including mere inaction or mere failure to bring an action); and
thru clandestine, secret possession (or possession without knowledge – for this
would be possession by stealth, and not open or public). (Arts. 536 and 537, CC).
Under the old law, the Code of Civil Procedure, prescription was possible
even if entry into the premises was effected thru violence, for the law said “in
whatever way such occupancy may have commenced or continued.” (Sec. 41, Act
190, Civil Code). However, under the new Civil Code, “possession (for
129).
possession are:10
10
Ibid, p. 510.
22
1. To prevent spoliation or a disregard of public order (Roxas v.
3. To prevent a person from taking the law into his own hands (Yuson
Thus:
1. The owner should go to court, and not eject the unlawful possessor
action for forcible entry even if he had not been paying rent regularly.
accion reivindicatoria, for the two actions can co-exist. (Alejandro c. CFI of
Bulacan, 40 O.G. [9S] 13, p. 128). A mere trespasser, even if ejected, has
Atl. 19).
23
BY WHOM POSSESSION BE ACQUIRED (ART 532, CC):11
Intention to possess
By his agent
11
http://www.scribd.com/doc/24634702/PROPERTY-Reviewer
24
ENTITLEMENT
549, CC).
equivalent to title (Art 559, CC). (Possessor has actual title which is
defeasible only by true owner.) One who has lost a movable or has been
Possessor may bring all actions necessary to protect his possession except
accion reivindicatoria.
Possessor may ask for inscription of such real right of possession in the
Registry of Property.
was wrongfully deprived for all purposes favorable to him. (Art 561,
CC)
25
Of extension of possession of real property to all movables contained
therein so long as it is not shown that they should be excluded (Art. 426,
CC).
CC).
Of just title in favor of possessor in concept of owner (Arts. 541 and 1141,
CC).
Abandonment
Possession by another; if possession has lasted longer than one year; real
right of possession not lost until after 10 years (subject to Art. 537, CC - on
26
USUFRUCT
Usufruct is the right to enjoy the property of another, with the obligation
of preserving its form and substance, unless the title constituting it or the law
provides otherwise (Art. 562, CC). It is a real right, of a temporary nature, which
authorizes its holder to enjoy all the benefits which result from the normal
at the designated time, either the same thing, or in special cases, its equivalent.
(Eleizegue v. Manila Lawn Tennis Club, 2 Phil. 309). The rights of action
protect the usufruct itself and action to protect the exercise of the usufruct.
The rules governing a usufruct are first, the agreement of the parties or the
title giving the usufruct (thus, by agreement, the usufructuary may be allowed to
alienate the very thing held in usufruct although generally, this alienation is not
allowed by the codal provision). Second, in case of deficiency, the Civil Code
a will, and codal provisions, the former, unless repugnant to the mandatory
provisions of the Civil Code, should prevail (Fabie v. Gutierrez David, 75 Phil.
536). Articles 570, 577, 578, 582, 598, 600, and 591 of the Civil Code speak of
luxurious improvements (for mere pleasure) but he must not alter the form or
otherwise he might improve the naked owner out of his property. But he may
27
usufruct is caused or set off (compensate) the improvements against damages for
held in usufruct. The purpose of the registration is to protect him against third
persons, for while he cannot obtain a refund thereof, still he may remove them or
set them against damages chargeable to him. Thus, if the property is sold to an
innocent purchaser for value, the right to remove the useful improvements since
not registered can not be enforced against said third person (Mella v. Bismanos,
45 O.G. 2099). In case of succession, if the naked owner bequeathes (if personal
property) or devises (if real property) to another thru a will, the legatee or devisee
should respect the usufruct. (Art. 934 last par., CC). If there be partition, the
usufructuary continues to have the usufruct of the part allotted to the co-owner
concerned (Art. 582, CC). If the co-owners make a partition, without the
intervention of the usufructuary, this is all right, and the partition binds said
usufructuary. Necessarily however, the naked owner must also respect the
usufruct. (Pichay v. Querol, 11 Phil. 386). The usufructuary has the obligation to
make an inventory before the usufruct, take due care of the property during the
usufruct, and to return and indemnify in the proper cases, after the usufruct (Art.
583, CC). The giving of security is to insure faithful compliance of the duties of
the usufructuary (whether required during or at the end of the usufruct – like the
duty to return). The effect of failure to give security, unless exempted, on the
rights of the naked owner is that, he may deliver the property to the usufructuary
(usufructuary gets the net proceeds, minus administration expenses, the amount
28
demand receivership or administration (by another) of the real property, sale of
profits. On the other hand, the effects of said failure on the rights of the
usufructuary are that the usufructuary cannot possess the property till he gives
the security; cannot administer the property, hence, he cannot execute a lease
therefrom; he cannot collect credits that have matured, nor invest them unless
the Court or the naked owner consents; but the usufructuary can alienate his
right to the usufruct (since failure to give the security did not extinguish the
usufruct). The grantee may of course possess, the moment he gives security.
The usufructuary is liabile for the acts of the substitute (fault, negligence,
or even willful deceit). Thus, while the substitute answers to the usufructuary,
the usufructuary answers to the naked owner. Even when there is sub-
usufructuary, it is still the usufructuary who answers to the naked owner for
usufructuary is obliged to notify the owner when the need for such repairs is
urgent (Art. 593, CC). The reason for this is because the property is that of the
owner and not of the usufructuary. However, the naked owner can demand from
the usufructuary the legal interest on the amount for the duration of the usufruct
since the usufructuary has really been benefited, otherwise, the thing may not
Since a usufruct is a real right, the usufruct (as distinguished from the
property itself) may be mortgaged, not by the naked owner, but by the
usufructuary. In such a case, it is the usufructuary who should pay his own debt.
12
Ibid, p. 612.
29
It is likewise believed that although Art. 600 speaks only of a mortgaged
immovable, it can also apply, by analogy, to a pledged movable, provided that the
essential that “the thing pledged be placed in the possession of the creditor, or a
third person by common agreement (Art. 2093, CC). Expenses, costs and
liabilities in suits brought with regard to the usufruct shall be borne by the
usufructuary in case he has lost the case (Art. 602, CC). The defense of the naked
By the provision of Art 603 of the Civil Code, usufruct may be extinguished
usufruct by person constituting the usufruct (time may elapse before a third
person attains a certain age, even if the latter dies before period expires – unless
granted only in consideration of his existence (Art 606, CC); merger of rights of
rescinded by them through action under Art 1381); extinction or loss of property
(if destroyed property is insured before the termination of the usufruct under Art
608 – par. 1> when insurance premium paid by owner and usufructuary: a.
if owner rebuilds, usufruct subsists on new building and b. if owner does not
rebuild, interest upon insurance proceeds paid to usufructuary; par. 2> when the
usufruct continues over remaining land and/or owner may pay interest on value
of both (Art. 607, CC) and c. if owner rebuilds, usufruct does not continue on new
building, but owner must pay interest on value on land and old materials; when
30
insurance taken by usufructuary only depends on value of usufructuary’s
insurable interest (not provided for in the Civil Code): a. insurance proceeds to
owner does not share in insurance proceeds); if destroyed property is not insured
(Art. 607, CC) - if building forms part of an immovable under usufruct; if owner
does not rebuild, usufruct continues over the land and materials; if owner
rebuilds, usufructuary must allow owner to occupy the land and to make use of
materials, but value of both land and materials; termination of right of person
period).
in usufruct (Art. 609, CC); b. Bad use of thing in usufruct (Art. 810, CC) - Owner’s
right; and c. Usufruct over a building (Arts. 607 & 608, CC).
31
EASEMENTS OR SERVITUDES
(Arts. 613 & 614, CC) Acknowledgment of an easement is an admission that the
property belongs to another (Bogo-Medellin Milling Co., Inc. v. CA, 407 SCRA
518, 2003).
by another is held not proper in the appreciation of the law on easements and
easement for the benefit of the community. The owner can close, if he wants to,
but he cannot, as long as it is open, discriminate against, one person, and still
allow others to cross the private road (North Negros Sugar Co. v. Hidalgo, 63
Phil. 664). An opening or window in one’s wall (which does not extend over
another’s property) can be the basis of a negative easement of light and view (not
positive) for here, the neighboring owner may later on be prevented from
on his own land, a thing he can lawfully construct were it not for the existence of
the easement. (Cortes v. Yu Tibo, 2 Phil. 24). The use of a footpath or road may
be apparent but it is not a continuous easement because its use is at intervals and
depends upon the acts of man. A right of way is not acquirable by prescription.
(Abellana, Sr. v. CA, 208 SCRA 316, 1992). A right-of-way is an interest in the
land, any agreement creating it should be drawn and executed with the same
32
(Ressureccion Obra v. Sps. Victoriano & Myrna Badua, et. al., GR 149125, Aug. 9,
2003).
The modes of acquiring easement are provided for by the Civil Code under
Arts. 620 – 624 on compulsory easements and Arts. 669-673 provides for
The Court in Republic vs. Sps. Libunao, et. al. (G.R. No. 166553 July 30,
2009) resolved the matter on payment of just compensation of the market value
of the properties traversed by the transmission lines in lieu of payment merely for
an easement fee the acquisition of such an easement falls within the purview of
except the easement itself, and the owner of the property retains full ownership of
the property. The acquisition of such easement is, nevertheless, not gratis.
Considering the nature and the effect of the installation of power lines, the
limitations on the use of the land for an indefinite period would deprive the
owner of the normal use of the property. For this reason, the latter is entitled to
payment of a just compensation, which must be neither more nor less than the
Both from the text of Article 649 of the Civil Code and the perspective of
elementary common sense, the dominant estate cannot be the servient estate at
the same time. One of the characteristics of an easement is that it can be imposed
only on the property of another, never on one’s own property. An easement can
exist only when the servient and the dominant estates belong to different owners.
(Borbajo vs. Hidden View Homeowners, Inc., G.R. No. 152440 January 31,
2005).
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The easement rights under Section 75 of Rep. Act No. 7942 as well as the
various rights to CAMC under its FTAA are no different from the deprivation of
and their normal flood and catchment areas, sites for water wells,
areas or lands.
The entry referred to in Section 76 (RA 7942) is not just a simple right-of-
way which is ordinarily allowed under the provisions of the Civil Code. Here, the
holders of mining rights enter private lands for purposes of conducting mining
holders build mine infrastructure, dig mine shafts and connecting tunnels,
prepare tailing ponds, storage areas and vehicle depots, install their machinery,
equipment and sewer systems. On top of this, under Section 75, easement rights
are accorded to them where they may build warehouses, port facilities, electric
operations. All these will definitely oust the owners or occupants of the affected
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areas the beneficial ownership of their lands. Without a doubt, taking occurs once
Purpose Association, Inc. Et Al. Vs. Elisea Gozun, Et Al., G.R. No. 157882 March
30, 2006.)
temporary.
to be used.
extinguished by non-use.)
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4. Expiration of the term or fulfillment of resolutory condition.
3. By agreement of the interested parties whenever the law does not prohibit it
36
PROPERTY TRANSACTIONS IN RELATION TO ACQUISITION OF
OWNERSHIP
creation. While derivative modes are based on a right previously held by another
person and therefore, subject to the same characteristics, powers, burden etc as
when held by previous owner – Law - e.g. Registration under Act 496, estoppel of
title (Art 1434), Marriage under ACP, hidden treasure, accession (Art. 445),
change in river’s course (Art. 461), accession continua over movables (Arts. 466,
title for the transmission, (3) Intention (of both grantor and grantee), (4)
Capacity (to transmit and to acquire), and (5) An act giving it outward form,
Occupation: Privilege to hunt and fish regulated by special law (Art 715);
Pigeons and fish (Art. 717); Hidden treasure (Arts. 718, 438, and 439); Lost
37
Donation
part. Its requisites are consent and capacity of the parties, animus donandi
(causa), delivery of the thing donated, and must conform to the form as
and effectivity of extinguishment. As to its taking effect, donations are inter vivos
(Arts. 729, 730 and 731, CC); mortis causa (Art. 728, CC); and propter nuptias
applied, Art. 882 of CC), and mixed donations (negotium mixtum cum donatione
extinguishment, donations may be pure, conditional (Arts. 730 and 731, CC) -
the possibility or impossibility of conditions (Arts. 727 & 1183, CC). Donation
Before the death of the donor, transfer is revocable and that transfer is void if
donor survives donee. The distinction between donation mortis causa and
donation inter vivos lies in the time of transfer of ownership (even if transfer of
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property donated may be subject to a condition or a term). This classification is
Articles 735, 737, 738, 741, and 742 of the Civil Code enumerates those
who may not give or receive donations. While Articles 736, 739, 740, 743, 744,
1027, and 1032 of the Civil Code enumerates those who may give or receive
authorized person with a special power for the purpose, or with a general and
sufficient power, otherwise the donation shall be void and persons who accept
obliged to make the notification and notation of which Article 749 of the Civil
Code speaks (Art. 745and 747 respectively of the CC). Acceptance of donations
must be made during the lifetime of the donor and of the donee (Art. 746, CC).
Donations must likewise conform to the form provided for by law (personal
property – Art. 748; real property – Art. 749, CC. Note: Rules in Art 748 and Art
donations, and donations propter nuptias). All present property, or part thereof,
sufficient means for support of himself and all relatives entitled to be supported
(by the donor) at the time of acceptance (Art. 750, CC); that no person may give
or receive, by way of donation, more than he may give or receive by will (Art. 752,
CC); also reserves property sufficient to pay donor’s debts contracted before
donation, otherwise, donation is in fraud of creditors (Arts. 759 and 1387, CC). If
present property (Art. 84 FC and Art. 130 CC) AND 2. donations propter nuptias
39
by an ascendant consisting of jewelry, furniture or clothing not to exceed 1/10
of disposable portion (Art. 1070, CC). What may not be donated is future
property (Art. 751 - Anything which donor cannot dispose of at the time of
death to extent laid down in CC re: testamentary succession under Art 84, FC and
EFFECT OF DONATION
property from the donor to the donee. In donations of immovable property, the
law requires for its validity that it should be contained in a public document,
specifying therein the property donated and the value of the charges which the
donee must satisfy. The Civil Code provides, however, that "titles of ownership,
or other rights over immovable property, which are not duly inscribed or
annotated in the Registry of Property (now Registry of Land Titles and Deeds)
shall not prejudice third persons." It is enough, between the parties to a donation
in order to bind third persons, the donation must be registered in the registry of
under Articles 727, 753, to 758, 131, and 1183 of the Civil Code. Donations may be
by operation of law, calls back or annuls a gift, or benefit, which had been
bestowed upon another (total) while reduction is a mere deduction against the
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property donation (partial). Causes of reduction or revocation is the
inofficiousness of donation (Arts. 752, 771, 773, 911, and 912, CC). Articles 760
and 772 provides for who may ask for revocation and/or reduction; Art. 773
Art. 765; Art. 769 on Prescription of action to revoke; and Art. 770 on
Transmissibility of action.
In the case of CJ Yulo and Sons vs. Roman Catholic Bishop of San Pablo,
Inc. (G.R. No. 133705. March 31, 2005), the Court of Appeals sustained the trial
court’s finding that the donation is an onerous one since the donee was burdened
with the establishment on the donated property of a home for the aged and the
infirm. It likewise agreed with the trial court that there were violations of the
terms and conditions of the deed of donation when the donee thrice leased a
portion of the property without the prior written consent of the donor. Likewise
upheld by the appellate court is the ruling of the trial court that the prescriptive
period of the donor’s right to revoke the donation is ten (10) years based on
Article 1144 of the Civil Code, instead of four (4) years per Article 764 of the same
Code, and therefore the action for revocation filed by the petitioner is not barred
by prescription.
Although Art. 764 provides that the donation shall be revoked “at the
instance of the donor” when the donee fails to comply with any of the conditions
which the former imposed on the latter, the Supreme Court held in the case of
41
Ongsiako vs. Ongsiako (GR L-7510, Mar. 30, 1957), that the donor may not
revoke a donation by his own unilateral act, even if the donee should have broken
any of the conditions imposed by the donation. A court action is essential, if the
42
LEASE
and price is fixed according to contract duration. There several kinds of leases:
(Arts. 1700 – 1712, CC); Lease of services (Household service and contract for a
piece of work) under Arts. 1713 – 1731, ibid; and Lease of services of common
carriers (Arts. 1732 – 1763, ibid). Consumable things cannot be the subject
matter of lease, exception is that provided under Art. 1645, CC. The essential
may be viewed in light of the period – it cannot be perpetual that is not more
than 99 years (definite period) and for indefinite period governing laws are Art.
1682 CC for rural land, Art. 1687 CC for urban land. Lease may be the subject of
assignment (Art. 1649, CC) and sub-lease (Art. 1650, CC). Obligations of sub-
lessee to lessor are provided by Art. 1651 CC, for rents Art. 1652 CC; rights and
obligations of lessor and lessee are those provided under Arts. 1654 and 1661, Art.
1657, 1662 – 1663, 1665, 1667 to 1668. Right of lessee to suspend payment of
rentals are under Art. 1658 and its right to ask for rescission are those under Arts.
1659 – 1660. The lessor is not obliged to answer for mere act of trespass by a 3rd
person as provided by Art. 1664. The grounds for ejectment of lessee by lessor
are those under Art. 1673. Special provisions for leases of rural lands – Arts.
1680 – 1685; Special provisions for leases of urban lands – Arts. 1686 – 1688.
43
OTHER SPECIAL LAWS ON RENT
Residential Units, Providing The Mechanisms Therefor And For Other Purposes”
Residential Units, Providing The Mechanisms Therefor And For Other Purposes”
the owner.13
13
Rent Control Laws of the Philippines/ eHow.com http://www.ehow.com/about_6398636_rent-control-laws-
philippines.html#ixzz1G74KFlDI
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