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312 Heirs of Lopez vs. DBP,

G.R. No. 193551, November 19, 2014

TOPIC: Real Estate Mortae

PONENTE: !EONEN, ".:

#$o %C.

1. Greor&a !o'e( o)*e+ a 2,34-s/are-meter 'ro'ert &* /stos, /la#a*.2. e +&e+ o* Mar# 19, 1922 a*+ )as s/rv&ve+ b er tree so*s: Teo+oro !o'e(,

ra*#&s#o !o'e(, a*+ Carlos !o'e(. Ta6 7e#larat&o* No. 13 )as &ss/e+ /*+er te *ames

o8 Teo+oro, ra*#&s#o, a*+ Carlos. Teo+oro, ra*#&s#o, a*+ Carlos +&e+. O*l Teodoro

was survived by children !re"orio, #nri$ue, %i&plicio, and %everino.3. Pet&t&o*ers &* t&s #ase are &m'l&o s/bst&t/te+ b &s +a/ter El&(a !o'e(, a*+ te

e&rs o8 Greor&o a*+ ever&*o. E*r&/e &s +e#ease+.4. Pet&t&o*ers +&s#overe+ tat o* November 29, 1990, E*r&/e e6e#/te+ a* a+av&t o8 sel8-

a+/+at&o* +e#lar&* &msel8 to be Greor&a !o'e(;s o*l s/rv&v&* e&r, tereb

a+/+at&* /'o* &msel8 te la*+ &* /la#a*. #at&o* o8 E*r&/e;s a+av&t o8 sel8-

a+/+at&o* a*+ te +ee+ o8 absol/te sale. Te also so/t to re+eem E*r&/e;s o*e-

8o/rt sare. Mar&etta, )o )as alrea+ &* 'ossess&o* o8 te 'ro'ert, re8/se+.. omet&me &* 1993, Mar&etta obta&*e+ a loa* 8rom 7evelo'me*t a*? o8 te P&l&''&*es

@7PA a*+ mortae+ te 'ro'ert to 7P as se#/r&t.. Bt te t&me o8 te loa*, te 'ro'ert )as #overe+ b Ta6 7e#larat&o* No. 12, )&t te

areeme*t tat te la*+ sall be bro/t /*+er te Torre*s sstem.. O* "/l 2, 1993, a* or&&*al #ert&>#ate o8 t&tle )as &ss/e+ &* Mar&etta;s *ame.9. Mar&etta a*+ 7P De6e#/te+ a s/''leme*tal +o#/me*t +ate+ 2 ebr/ar 1995 'la#&*

te s/be#t 'ro'ertF)&t&* te #overae o8 te mortae.D10.omet&me bet)ee* 1993 a*+ 1994, 'et&t&o*ers >le+ a #om'la&*t a*+ a* ame*+e+

#om'la&*t )&t te Re&o*al Tr&al Co/rt 8or te a**/lme*t o8 +o#/me*t, re#over o8

'ossess&o*, a*+ re#o*vea*#e o8 te 'ro'ert.11.Te 'rae+ tat /+me*t be re*+ere+, or+er&* te a**/lme*t o8 E*r&/e;s a+av&t o8

sel8-a+/+at&o*, te +ee+ o8 sale e6e#/te+ b E*r&/e a*+ Mar&etta, a*+ te +ee+ o8

real estate mortae e6e#/te+ b Mar&etta &* 8avor o8 7P.12.Pet&t&o*ers also 'rae+ 8or te re#o*vea*#e o8 te&r tree-8o/rt sare &* te 'ro'ert,

te&r e6er#&se o8 te&r r&t o8 re+em't&o* o8 E*r&/e;s o*e-8o/rt sare, as )ell asattor*e;s 8ees a*+ #osts o8 s/&t.

13.Pet&t&o*ers #a/se+ te a**otat&o* o8 a *ote o8 l&s 'e*+e*s at te ba#? o8 te or&&*al

#ert&>#ate o8 t&tle.14.Mar&etta 8a&le+ to 'a er loa* to 7P.29 D7P &*st&t/te+ 8ore#los/re 'ro#ee+&*s o* te .

. . la*+.D15.It )as Da)ar+e+ te sale o8 te 'ro'ertF as te &est b&++er.D31 DTe Cert&>#ate o8

ale )as re&stere+ )&t te Re&ster o8 7ee+s . . . o* 11 e'tember 199.D1.Mar&etta 8a&le+ to re+eem te 'ro'ert. Te t&tle to te 'ro'ert )as D#o*sol&+ate+ &*

8avor o8 7P.D1.RTC: r/le+ &* 8avor o8 'et&t&o*ers a*+ 8o/*+ tat te a+av&t o8 sel8-a+/+at&o* a*+ te

+ee+ o8 absol/te sale +&+ *ot val&+l tra*s8er to Mar&etta te t&tle to te 'ro'ert. E*r&/e

#o/l+ *ot tra*s8er tree-8o/rts o8 te 'ro'ert s&*#e t&s 'ort&o* belo*e+ to &s #o-

e&rs. Te Re&o*al Tr&al Co/rt or+ere+ te */ll&>#at&o* o8 E*r&/e;s a+av&t o8 sel8-

a+/+at&o*, te sale o8 te tree-8o/rt 'ort&o* o8 te s/be#t 'ro'ert &* 8avor o8

Mar&etta, te re#o*vea*#e o8 te tree-8o/rt sare o8 te 'ro'ert &* 8avor o8

'et&t&o*ers, te */ll&>#at&o* o8 te real estate mortae e6e#/te+ &* 8avor o8 7P, a*+

te s/rre*+er o8 'ossess&o* o8 te 'ro'ert to 'et&t&o*ers.1.CB: reverse+ te +e#&s&o* o8 te Re&o*al Tr&al Co/rt &* te +e#&s&o*. It el+ tat 7P

)as a mortaee &* oo+ 8a&t. &t te abse*#e o8 a* ev&+e*#e to so) tat te 7P

)as ever 'r&v to te 8ra/+/le*t e6e#/t&o* o8 te late E*r&/e !o'e(; sF a+av&t o8

B+/+at&o* over te s/be#t la*+, te r&t o8 te 8ormer over te same m/st be

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'rote#te+ a*+ res'e#te+ b reaso* o8 '/bl 'ol.'%%(# whe)her )he proper)y was validly )ransferred )o *arie))a and, even)ually, )o

DBP.H#LD NO, e ave #o*s&ste*tl /'el+ te 'r&*#&'le tat D*o o*e #a* &ve )at o*e +oes *ot

ave+T'-

B seller #a* o*l sell )at e or se o)*s, or tat ) e or se +oes *ot o)* b/t as

a/tor&t to tra*s8er, a*+ a b/er #a* o*l a#/&re )at te seller #a* leall tra*s8er.%ince #nri$ues ri"h) )o )he proper)y was li&i)ed )o his one/four)h share, he had no

ri"h) )o sell )he undivided por)ions )ha) belon"ed )o his siblin"s or )heir respec)ive

heirs. B* sale b o*e e&r o8 te rest o8 te 'ro'ert )&ll *ot aHe#t te r&ts o8 te oter

e&rs )o +&+ *ot #o*se*t to te sale. %uch sale is void wi)h respec) )o )he shares of )he

o)her heirs.

Rear+less o8 te&r areeme*t, #nri$ue could only convey )o *arie))a his undivided

one/four)h share of )he proper)y, and *arie))a could only ac$uire )ha) share. This is

because *arie))a ob)ained her ri"h)s fro& #nri$ue who, in )he 0rs) place, had no

)i)le or in)eres) over )he res) of )he proper)y )ha) he could convey.

T&s &s despi)e #nri$ues eecu)ion of )he adavi) of self/adudica)ion wherein he

declared hi&self )o be )he only survivin" heir of !re"oria Lopez. The adavi) of

self/adudica)ion is invalid for )he si&ple reason )ha) i) was false . Bt te t&me o8 &ts

e6e#/t&o*, E*r&/e;s s&bl&*s )ere st&ll al&ve a*+ e*t&tle+ to te tree-8o/rt /*+&v&+e+ sare o8

te 'ro'ert. The adavi) of self/adudica)ion did no) have )he e4ec) of ves)in" upon

#nri$ue ownership or ri"h)s )o )he proper)y.

The issuance of )he ori"inal cer)i0ca)e of )i)le in favor of *arie))a does no) cure

#nri$ues lac5 of )i)le or au)hori)y )o convey his co/owners por)ions of )he proper)y.

'ssuance of a cer)i0ca)e of )i)le is no) a "ran) of )i)le over pe)i)ioners undivided

por)ions of )he proper)y.67 The physical cer)i0ca)e of )i)le does no) ves) in a person

ownership or ri"h) over a proper)y. ') is &erely an evidence of such ownership or

ri"h).

*arie))a could ac$uire valid )i)le over )he whole proper)y if she were an innocen)

purchaser for value. B* &**o#e*t '/r#aser 8or val/e '/r#ases a 'ro'ert )&to/t a*

*ote o8 +e8e#t or &rre/lar&t as to te r&t or &*terest o8 te seller. He or she is wi)hou)

no)ice )ha) ano)her person holds clai& )o )he proper)y bein" purchased.

s a rule, an ordinary buyer &ay rely on )he cer)i0ca)e of )i)le issued in )he na&e of

)he seller. #ate o8

t&tleF.D

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Lopez.9

DTe +e8e*se o8 av&* '/r#ase+ te 'ro'ert &* oo+ 8a&t ma be ava&le+ o8 o*l )ere

re&stere+ la*+ &s &*volve+ a*+ te b/er a+ rel&e+ &* oo+ 8a&t o* te #lear t&tle o8 te

re&stere+ o)*er.D It +oes *ot a''l )e* te la*+ &s *ot et re&stere+ )&t te Re&str o8

7ee+s.

Bt te ver least, )he unre"is)ered s)a)us of )he proper)y should have pro&p)ed

*arie))a )o in$uire fur)her as )o #nri$ues ri"h) over )he proper)y. %he did no).Hence, she was no) an innocen) purchaser for value. %he ac$uired no )i)le over

pe)i)ioners por)ions of )he proper)y.

The decision of )he :our) of ppeals da)ed *ay ;, 2