Alonso vs Cebu Country Club

7/23/2019 Alonso vs Cebu Country Club

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FRANCISCO M. ALONSO vs. CEBU COUNTRY CLUB, INC. G.R. No. 130876Jana!" 31, #00#G.R. No. 130876 January 31, 2002FRANCISCO M. ALONSO, substtut!" by #s #!rs, $!tton!rs,%s.C&'( CO(N)R* CL(', INC., r!s$on"!nt.+ARO, J.-

FACTS$)#! as! s an a$$!a/ %a !rtorar ro a "!son o t#! Court o A$$!a/sarn n toto t#at o t#! R!ona/ )ra/ Court, 'ran# 8, C!bu Cty, "!/arn t#at t#!tt/! to t#! ont!st!" Lot No. 727, 'an/a" Frar Lan"s &stat!, C!bu Cty, as %a/"/y r!4onsttut!" n t#! na! o t#! C!bu Country C/ub, In. an" or"!rn $!tton!rs to $ayattorn!y5s !!s o +00,000.00, an" /taton !$!ns!s o +1,000.00, an" osts.

+!tton!r Franso M. A/onso, #o "!" $!n"!nt! /t! an" substtut!" by #s /!a/#!rs, a /ay!r by $ro!sson, t#! on/y son an" so/! #!r o t#! /at! )oas N. A/onso

an" Asunon M!"a//!, #o "!" on Jun! 16, 1962 an" Auust 18, 1963, r!s$!t%!/y.C!bu Country C/ub, In. s a non4sto:, non4$rot or$oraton "u/y oran;!" an"!stn un"!r +#/$$n! Las t#! $ur$os! o ## s to at!r to t#! r!r!aton an"/!sur! o ts !b!rs.

So!t! n 1992, $!tton!r "so%!r!" "ou!nts an" r!or"s < Frar Lan"s Sa/!C!rtat! R!st!r=Insta//!nt R!or" C!rtat! No. 73, Sa/!s C!rtat! No. 73an" Assn!nt o Sa/!s C!rtat! < s#on t#at #s at#!r a>ur!" Lot No. 727 ot#! 'an/a" Frar Lan"s &stat! ro t#! Go%!rn!nt o t#! +#/$$n! Is/an"s n orabout t#! y!ar 1911 n aor"an! t# t#! Frar Lan"s At ?At No. 1120@. )#!"ou!nts s#o t#at on! L!ono A/buro, t#! orna/ %!n"!! o Lot No. 727, assn!"

#s sa/!s !rtat! to $!tton!r5s at#!r on !!b!r 18, 1911, #o o$/!t!" t#!r!>ur!" nsta//!nt $ay!nts t#!r!on un"!r At No. 1120 an" as ons!>u!nt/yssu!" +at!nt No. 133 on Mar# 2, 1926. On Mar# 27, 1926, t#! r!tor o Lan"s,atn or an" n b!#a/ o t#! o%!rn!nt, !!ut!" a na/ "!!" o sa/! n a%or o$!tton!r5s at#!r )oas N. A/onso. It a$$!ars, #o!%!r, t#at t#! "!!" as notr!st!r!" t# t#! R!st!r o !!"s b!aus! o /a: o t!#na/ r!>ur!!nts, aont#! t#! a$$ro%a/ o t#! "!!" o sa/! by t#! S!r!tary o Aru/tur! an" Natura/R!sour!s, as r!>ur!" by /a.

($on n%!staton o t#! status o t#! /an", $!tton!r oun" out ro t#! o! o t#!R!strar o !!"s o C!bu Cty t#at tt/! to Lot No. 727 o t#! 'an/a" Frar Lan"s

&stat! #a" b!!n a"nstrat%!/y r!onsttut!" ro t#! on!r5s "u$/at! on Ju/y 26,198 un"!r )rans!r C!rtat! o )t/! ?)C)@ No. R)41310 ?)41131@ n t#! na! o(nt!" S!r%! Country C/ub, In., $r!"!!ssor o C!bu Country C/ub, In. On Mar# 8,1960, u$on or"!r o t#! Court o Frst Instan!, t#! na! o t#! r!st!r!" on!r n )C)No. R)41310 ?)41131@ as #an!" to C!bu Country C/ub, In. Mor!o%!r, t#! )C)$ro%"!s t#at t#! r!onsttut!" tt/! as a trans!r ro )C) No. 1021.

In t#! r b!/! t#at $!tton!r5s at#!r s st// t#! r#tu/ on!r o Lot No. 727 o t#!


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'an/a" Frar Lan"s &stat! sn! t#!r! ar! no r!or"s s#on t#at #! !%!r so/" oron%!y!" t#! "s$ut!" $ro$!rty to anyon!, on Ju/y 7, 1992, $!tton!r a"! a ora/"!an" u$on C!bu Country C/ub, In. to r!stor! to # t#! on!rs#$ an" $oss!ssono sa" /ot t#n t!!n ?1@ "ays ro r!!$t t#!r!o. C!bu Country C/ub, In.,#o!%!r, "!n!" $!tton!r5s /a an" r!us!" to "!/%!r $oss!sson to #.

L!t t# no ot#!r r!ours!, on S!$t!b!r 2, 1992, $!tton!r /!" t# t#! R!ona/)ra/ Court, C!bu Cty, a o$/ant or "!/araton o nu//ty an" non4!st!n! o"!!"=tt/!, an!//aton o !rtat!s o tt/! an" r!o%!ry o $ro$!rty aanst "!!n"antC!bu Country C/ub, In. B! a//!!" t#at t#! C!bu Country C/ub, In. rau"u/!nt/y an"//!a//y ana!" to s!ur! n ts na! t#! a"nstrat%! r!onsttuton o )C) No. R)413 10 ?)41131@ "!s$t! t#! abs!n! o any transaton o s$! /an" "!a/n t#atou/" s#o #o Lot No. 727 #a" o! to $ass to C!bu Country C/ub, In. t#at )C)No. 1131 ## s t#! sour! tt/! o )C) No. R)41310 ?)41131@ "o!s not $!rtan toLot No. 727 t#at t#! r!onsttut!" tt/! ## as ssu!" on Ju/y 26, 198, "" notontan t#! t!#na/ "!sr$ton o t#! r!st!r!" /an" ## as ns!rt!" on/y on

Mar# 8, 1960, t!nty4!#t ?28@ y!ars at!r t#! ssuan! o )C) No. R)41310 ?)41131@, #!n!, C!bu Country C/ub, In.5s tt/! s nu// an" %o". +!tton!r t#us $ray!" ort#! an!//aton o )C) No. R)41310 ?)41131@ an" t#! ssuan! o anot#!r tt/! n #sna! as t#! so/! #!r o )oas A/onso, or C!bu Country C/ub, In. to "!/%!r$oss!sson o t#! $ro$!rty to $!tton!r, an" r!n"!r an aountn o t#! ruts an"no! o t#! /an". +!tton!r /:!s! $ray!" or t#! su o +100, 000.00 by ay oattorn!y5s !!s $/us +00.00 $!r #!arn as a$$!aran! !!, an" +10, 000.00 asr!asonab/! /taton !$!ns!s.

On No%!b!r , 1992, C!bu Country C/ub, In. /!" t# t#! tra/ ourt ts ans!r t#ount!r/a. It a//!!" t#at $!tton!r #a" no aus! o aton aanst C!bu Country

C/ub, In. sn! t#! sa! #a" $r!srb!" an" as barr!" by /a#!s, C!bu CountryC/ub, In. #a%n b!!n n $oss!sson o t#! /an" sn! 193 unt/ t#! $r!s!nt n t#!on!$t o an on!r, o$!n/y, $ub//y, $!a!u//y, !/us%!/y, a"%!rs!/y, ontnuous/y,$ayn r!u/ar/y t#! r!a/ !stat! ta!s t#!r!on t#at C!bu Country C/ub, In. a>ur!" t#!/ot n oo" at# an" or %a/u! t#at t aus!" t#! a"nstrat%! r!onsttuton o Lot No.727 n 198 ro t#! on!r5s "u$/at!, t#! orna/ o )C) No. 1131 #a%n b!!n /ostor "!stroy!" "urn t#! ar, $ursuant to R!$ub/ At No. 26, ts $/!!ntn Cru/ar,GLRO Cru/ar No. 178 an" Cru/ar No. 6 o t#! G!n!ra/ Lan" R!straton O! t#atun/:! C!bu Country C/ub, In., $!tton!r5s at#!r n!%!r #a" any r!st!r!" tt/! un"!rt#! Lan" R!straton At No. 96 nor "" #! $ay t#! n!!ssary ta!s on Lot No. 727"urn #s /!t! t#at $!tton!r5s at#!r :n! t#at t#! (nt!" S!r%! Country C/ub,In., $r!"!!ssor o C!bu Country C/ub, In. as ou$yn Lot No. 727 as on!r t#at$!tton!r5s at#!r n!%!r r!onsttut!" #s a//!!" tt/! to Lot No. 727 but "" so o%!r LotNo. 810 o t#! 'an/a" Frar Lan"s &stat!, a /ot a"Da!nt to t#! "s$ut!" $ro$!rty, n196 t#at $!tton!r #s!/ /%!" n C!bu Cty, a ! :/o!t!rs aay ro t#! /an" n/taton t#at $!tton!r5s at#!r or $!tton!r #s!/, bot# o #o ar! /ay!rs an" t#!or!r a onr!ssan as !//, or or! t#an sty ?60@ y!ars, n!%!r a"! any "!an"on C!bu Country C/ub, In. or t#! r!o%!ry o t#! $ro$!rty :non u//y !// t#at sa"/an" as on!" an" ut/;!" by C!bu Country C/ub, In. as ts an o/ ours!. 'y ay


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o ount!r/a, C!bu Country C/ub, In. $ray!" or t#! aar" o attorn!y5s !!s n t#!aount o +900,000.00 an" /taton !$!ns!s o +100,000.00, ora/ "aa!s o+00,000.00 an" !!$/ary "aa!s o +2,000,000.00.

Ju"!nt s #!r!by r!n"!r!" n a%or o t#! "!!n"ant an" aanst t#! $/ant-

"!/arn t#! ont!st!" $ro$!rty or Lot 727 as /!a//y b!/onn to t#! "!!n"ant"r!tn t#! $/ant to $ay attorn!yE5 !! o +00, 000.00 an" /taton !$!ns!s o+1, 000.00 an" na//y, t# osts aanst t#! $/ant.

At!r $ro!!"ns on a$$!a/, on Mar# 31, 1997, t#! Court o A$$!a/s ar!" t#!/o!r ourt5s "!son.

On A$r/ 30, 1997, $!tton!r /!" a oton or r!ons"!raton #o!%!r, on Otob!r 2,1997, t#! Court o A$$!a/s "!n!" t#! oton. B!n!, t#s a$$!a/.

ISSUES$

1. #!t#!r t#! Court o A$$!a/s !rr!" n arn t#! %a/"ty o )C) No. R)41310 ?)[email protected]. #!t#!r t#! Court o A$$!a/s !rr!" n sustann r!s$on"!nt5s /a o on!rs#$o%!r Lot No. 7273. #!t#!r t#! Court o A$$!a/s !rr!" n #o/"n t#at t#! $r!s!nt aton s barr!" by$r!sr$ton an"=or by /a#!s. #!t#!r t#! Court o A$$!a/s !rr!" n not a$$/yn t#! "otrn! o star! "!ss. #!t#!r t#! Court o A$$!a/s !rr!" n sustann t#! tra/ ourt5s aar" or "aa!sn t#! or o attorn!y5s !!s an" /taton !$!ns!s.

1. R!onsttuton as bas!" on t#! on!r5s "u$/at! o t#! tt/!, #!n!, t#!r! as no

n!!" or t#! o%!rn "!!" o sa/! or ot#!r o"!s o on%!yan!. C!bu Country C/ub,In. as a"tt!"/y n $oss!sson o t#! /an" sn! /on b!or! t#! S!on" or/" ar,or sn! 1931. In at, t#! orna/ tt/! ?)C) No. 1131@ as ssu!" to t#! (nt!"S!r%! Country C/ub, In. on No%!b!r 19, 1931 as a trans!r ro )rans!r C!rtat!o )t/! No. 1021. Mor! $ortant/y, C!bu Country C/ub, In. $a" t#! r!a/ty ta!s on t#!/an" !%!n b!or! t#! ar, an" ta "!/aratons o%!rn t#! $ro$!rty s#o!" t#!nub!r o t#! )C) o t#! /an". C!bu Country C/ub, In. $ro"u!" r!!$ts s#on r!a/!stat! ta $ay!nts sn! 199. On t#! ot#!r #an", $!tton!r a/!" to $ro"u! a sn/!r!!$t o r!a/ !stat! ta $ay!nt !%!r a"! by #s at#!r sn! t#! sa/!s $at!nt asssu!" to #s at#!r on Mar# 2, 1926. ors!, a"tt!"/y $!tton!r ou/" not s#o anytorr!ns tt/! !%!r ssu!" to )oas N. A/onso, b!aus!, as sa", t#! "!!" o sa/!!!ut!" on Mar# 27, 1926 by t#! r!tor o Lan"s as not a$$ro%!" by t#!S!r!tary o Aru/tur! an" Natura/ R!sour!s an" ou/" not b! r!st!r!". (n"!r t#!/a, t s t#! at o r!straton o t#! "!!" o on%!yan! t#at s!r%!s as t#! o$!rat%!at to on%!y t#! /an" r!st!r!" un"!r t#! )orr!ns syst!. )#! at o r!stratonr!at!s onstrut%! not! to t#! #o/! or/" o t#! at o su# on%!yan!. On t#s$ont, $!tton!r a//!!s t#at C!bu Country C/ub, In. obtan!" ts tt/! by rau" nonn%an! t# $!rsonn!/ o t#! R!st!r o !!"s n 191 or n 198, #!n t#! tt/!as a"nstrat%!/y r!onsttut!". I$utatons o rau" ust b! $ro%!" by /!ar an"


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on%nn !%"!n!. +!tton!r a/!" to a""u! !%"!n! o rau". In an aton or r!4on%!yan! bas!" on rau", #! #o #ar!s rau" ust $ro%! su# rau" n obtann att/!. In t#s Durs"ton, rau" s n!%!r $r!su!". )#! stron!st sus$on annot say

Du"!nt or o%!ro! t#! $r!su$ton o r!u/arty. )#! s!a o sus$on #as nos#or!, an" t#! ourt t#at !bar:s u$on t s t#out ru""!r or o$ass. ors!, t#!

$utaton o rau" as so tar"/y brou#t, so! orty4our ?@ y!ars or sty4on! ?61@y!ars at!r ts su$$os!" ourr!n!, t#at s, ro t#! a"nstrat%! r!onsttuton o tt/!on Ju/y 26, 198, or ro t#! ssuan! o t#! orna/ tt/! on No%!b!r 19, 1931, t#at%!raton s r!n"!r!" !tr!!/y "u/t, not $ossb/!, !s$!a//y "u! to t#!su$!r%!nn !%!nt o t#! s!on" or/" ar "urn ## $rata//y a// $ub/ r!or"s!r! /ost or "!stroy!", or no /on!r a%a/ab/!.

+!tton!rs n!t >u!ston t#! /a: o t!#na/ "!sr$ton nsrb!" n t#! r!onsttut!"tt/! n C!bu Country C/ub, In.5s na!. )#s s not a bar to r!onsttuton o t#! tt/! nor// t a!t t#! %a/"ty o t#! r!onsttut!" tt/!. A r!st!r!" on!r s %!n to ?2@y!ars to /! a $/an o su# /an" t# t#! C#! o t#! G!n!ra/ Lan" R!straton O!.

)#! to4y!ar $!ro" s "r!tory, not Durs"tona/. In ot#!r or"s, t#! a/ur! to subtt#! t!#na/ "!sr$ton t#n to ?2@ y!ars ou/" not n%a/"at! t#! tt/!. At ost, t#!a/ur! to /! su# t!#na/ "!sr$ton t#n t#! to4y!ar $!ro" ou/" bar a trans!ro t#! tt/! to a t#r" $arty n a %o/untary transaton.

2. A"tt!"/y, n!t#!r $!tton!rs nor t#!r $r!"!!ssor #a" any tt/! to t#! /an" n>u!ston. )#! ost t#at $!tton!rs ou/" /a as t#at t#! r!tor o Lan"s ssu!" asa/!s $at!nt n t#! na! o )oas N. A/onso. )#! sa/!s $at!nt, #o!%!r, an" !%!n t#!orr!s$on"n "!!" o sa/! !r! not r!st!r!" t# t#! R!st!r o !!"s an" no tt/!as !%!r ssu!" n t#! na! o t#! /att!r. )#s s b!aus! t#!r! !r! basr!>ur!!nts not o$/!" t#, t#! ost $ortant o ## as t#at t#! "!!" o sa/!

!!ut!" by t#! r!tor o Lan"s as not a$$ro%!" by t#! S!r!tary o Aru/tur! an"Natura/ R!sour!s. B!n!, t#! "!!" o sa/! as %o". A$$ro%a/ by t#! S!r!tary oAru/tur! an" Co!r! s n"s$!nsab/! or t#! %a/"ty o t#! sa/!. Mor!o%!r, C!buCountry C/ub, In. as n $oss!sson o t#! /an" sn! 1931, an" #a" b!!n $ayn t#!r!a/ !stat! ta!s t#!r!on bas!" on ta "!/aratons n ts na! t# t#! tt/! nub!rn"at!" t#!r!on. )a r!!$ts an" "!/aratons o on!rs#$ or taaton $ur$os!s ar!stron !%"!n! o on!rs#$. )#s Court #as ru/!" t#at a/t#ou# ta "!/aratons orr!a/ty ta $ay!nts ar! not on/us%! !%"!n! o on!rs#$, n!%!rt#!/!ss, t#!y ar!oo" n"a o $oss!sson n t#! on!$t o on!r or no on! n #s r#t n" // b!$ayn ta!s or a $ro$!rty t#at s not n #s atua/ or onstrut%! $oss!sson.

Nott#stan"n t#s ata/ "!!t, t#! Court o A$$!a/s ru/!" t#at t#!r! as substanta/o$/an! t# t#! r!>ur!!nt o At No. 1120 to %a/"/y on%!y tt/! to sa" /ot to)oas N. A/onso.

On t#s $ont, t#! Court o A$$!a/s !rr!".

(n"!r At No. 1120, ## o%!rns t#! a"nstraton an" "s$oston o rar /an"s, t#!$ur#as! by an atua/ an" bona "! s!tt/!r or ou$ant o any $orton o rar /an" s#a//


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b! ar!!" u$on b!t!!n t#! $ur#as!r an" t#! r!tor o Lan"s, subD!t to t#!a$$ro%a/ o t#! S!r!tary o Aru/tur! an" Natura/ R!sour!s ?utats utan"s@.

In #s M!oran"u /!" on May 2, 2001, t#! So/tor G!n!ra/ subtt!" to t#s Court!rt!" o$!s o Sa/! C!rtat! No. 73, n a%or o L!ono A/buro, an" Assn!nt

o Sa/! C!rtat! No. 73, n a%or o )oas N. A/onso. Cons$uous/y, bot#nstru!nts "o not b!ar t#! snatur! o t#! r!tor o Lan"s an" t#! S!r!tary o t#!Int!ror. )#!y a/so "o not b!ar t#! a$$ro%a/ o t#! S!r!tary o Aru/tur! an" Natura/R!sour!s.

On/y r!!nt/y, n J!sus +. Lao %. Court o A$$!a/s, t#! Court #as ru/!" at!ora//y t#ata$$ro%a/ by t#! S!r!tary o Aru/tur! an" Co!r! o t#! sa/! o rar /an"s sn"s$!nsab/! or ts %a/"ty, #!n!, t#! abs!n! o su# a$$ro%a/ a"! t#! sa/! nu//an" %o" ab4nto. N!!ssar/y, t#!r! an b! no %a/" tt/!s ssu!" on t#! bass o su#sa/! or assn!nt. Cons!>u!nt/y, $!tton!r Franso5s at#!r "" not #a%! anyr!st!rab/! tt/! to t#! /an" n >u!ston. Ba%n non!, #! ou/" not transt anyt#n to

#s so/! #!r, $!tton!r Franso A/onso or t#! /att!r5s #!rs.

Cons!>u!nt/y, ! ru/! t#at n!t#!r )oas N. A/onso nor #s son Franso M. A/onso ort#! /att!r5s #!rs ar! t#! /au/ on!rs o Lot No. 727 n "s$ut!. N!t#!r #as t#!r!s$on"!nt C!bu Country C/ub, In. b!!n ab/! to !stab/s# a /!ar tt/! o%!r t#!ont!st!" !stat!. )#! r!onsttuton o a tt/! s s$/y t#! r!4ssuan! o a /ost "u$/at!!rtat! o tt/! n ts orna/ or an" on"ton. It "o!s not "!t!rn! or r!so/%! t#!on!rs#$ o t#! /an" o%!r!" by t#! /ost or "!stroy!" tt/!. A r!onsttut!" tt/!, /:! t#!orna/ !rtat! o tt/!, by ts!/ "o!s not %!st on!rs#$ o t#! /an" or !stat! o%!r!"t#!r!by.

3. An aton or r!4on%!yan! s a /!a/ r!!"y rant!" to a /an"on!r #os! $ro$!rty#as b!!n ronu//y or !rron!ous/y r!st!r!" n anot#!r5s na!, but t#!n t#! atonust b! /!" t#n t!n y!ars ro t#! ssuan! o t#! tt/! sn! su# ssuan!o$!rat!s as a onstrut%! not!. In a""ton, t#! aton s barr!" by /a#!s b!aus! ot#! /on "!/ay b!or! t#! /n o t#! as!. +!tton!r Franso5s aton n t#! ourtb!/o as basa//y on! o r!4on%!yan!. It as /!" on S!$t!b!r 2, 1992, sty4on! ?61@ y!ars at!r t#! tt/! as ssu!" on No%!b!r 19, 1931, an" orty4our ?@y!ars at!r ts r!onsttuton on Ju/y 26, 198.

. +!tton!rs ass!rt t#at as t#! Court o A$$!a/s annu//!" C!bu Country C/ub, In.5stt/! n t#! Cabr!ra4In/!s as!, so too ust t#! tt/! n t#s as! b! "!/ar!" %o". In t#!rst $/a!, t#!r! s no "!ntty o $art!s s!on"/y, n!t#!r t#! tt/!s to nor t#! $ar!/s o/an" n%o/%!" ar! t#! sa!. Cons!>u!nt/y, t#! "otrn! o r!s4Du"ata "o!s not a$$/y.Mo!ntar/y astn as"! t#! "otrn! o r!s4Du"ata, t#!r! s an $ortant o!ty nt#! Cabr!ra4In/!s as!. )#!r!, t#! r!tor o Lan"s, at!r t#! a"nstrat%!r!onsttuton o t#! tt/!, ssu!" a "r!t%! to t#! R!st!r o !!"s to r!st!r t#! /ot n>u!ston n a%or o Graano In/!s. )#s su$!rs!"!" t#! a"nstrat%! r!onsttuton,r!n"!rn a//!atons o rau" rr!/!%ant. B!r!, t#! r!tor o Lan"s "" not ssu! a"r!t%! to r!st!r t#! /an" n a%or o )oas N. A/onso. An" ors!, t#! sa/!s $at!nt


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an" orr!s$on"n "!!" o sa/! !!ut!" n 1926 ar! no sta/!.

. An aar" o attorn!y5s !!s an" !$!ns!s o /taton s $ro$!r un"!r t#!rustan!s $ro%"!" or n Art/! 2208 o t#! C%/ Co"!, on! o ## s #!n t#!ourt "!!s t Dust an" !>utab/! t#at attorn!y5s !!s an" !$!ns!s o /taton s#ou/"

b! r!o%!r!" an" #!n t#! %/ aton or $ro!!"n s /!ar/y unoun"!" an" #!r!"!!n"ant at!" n ross an" !%"!nt ba" at#.

B&R&FOR&, ! &N* t#! $!tton or r!%!. Bo!%!r, ! S&) ASI& t#! "!sono t#! Court o A$$!a/s an" t#at o t#! R!ona/ )ra/ Court, C!bu Cty, 'ran# 08. INLI&( )B&R&OF, ! ISMISS t#! o$/ant an" ount!r/a o t#! $art!s n C%/Cas! No. C&' 12926 o t#! tra/ ourt. ! "!/ar! t#at Lot No. 727 42 o t#! 'an/a"Frar Lan"s &stat! o%!r!" by Orna/ C!rtat! o )t/! Nos. 21, 232, an" 23 /!a//yb!/ons to t#! Go%!rn!nt o t#! +#/$$n!s.

Alonso vs Cebu Country Club

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