Model Case (Dela Cruz v. Santos)

REPUBLIC OF THE PHILIPPINESREGIONAL TRIAL COURT OF BATANGAS

FOURTH JUDICIAL REGIONBRANCH 01, TANAUAN CITY

JUAN R. DELA CRUZ,Plaintiff,

-versus-

SPOUSES PEDRO SANTOS AND MARIA SANTOS, SPOUSES ISKO AL SANTOS AND SHIRLEY SANTOS, SPOUSES MARSHA PURUNTONG AND JOHN PURUNTONG,

Defendants.

CIVIL CASE NO. 12-01-2345For: DECLARATION OF NULLITY OF THE DEED OF ABSOLUTE SALE, CANCELLATION OF TRANSFER CERTIFICATE OF TITLE NO. T-987654 WITH DAMAGES

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C O M P L A I N T

COMES NOW THE PLAINTIFF, by and through the undersigned counsel, to this Honorable Court, most respectfully avers that:

ITHE PARTIES

1. Plaintiff is of legal age, Filipino, single, and with residence and postal address in Barangay Bubuyog, Tanauan City, where he may be served with legal processes of this Court;

2. Defendants are: 2.1 Spouses Pedro and Maria Santos, both of legal age, Filipinos, and with residence and postal address also in Barangay Bubuyog, Tanauan City, where they may be served with summons and other court processes; 2.2 Spouses Isko Al Santos and Shirley Santos, also of Legal age, Filipinos, and with residence and postal address in Barangay Bubuyog, Tanauan City. where they mav be served with summons and other court processes. They are being impleaded herein for orchestrating the unlawful transfer of the property subject of the instant action in favour of Spouses Pedro and Maria Santos to the damage and prejudice of Plaintiff: and

MODEL CASE: TRAINING ON RULES 22&24 DRAFT RULES OF CIVIL PROCEDURE PAGE 1

2.3 Marsha D. Puruntong, likewise of legal age, Filipino, married, and with residence and postal address also in Barangay Bubuyog, Tanauan City. where she may be served with summons and other court processes. She is being impleaded herein for conspiring and confederating with the aforementioned Defendants in unlawfully transferring the subiect property in favor of Pedro and Maria Santos, while John Puruntong is being impleaded herein as the husband of Marsha D. Puruntong.

IITHE FACTS

1. Plaintiff is the true and lawful owner of a parcel of land. known as Lot No. 23, located in Barangay Bubuyog, City of Tanauan, Province of Batangas, containing an area of Four Hundred Ten (410) Square Meters covered and embraced by Transfer Certificate of Title No. CLOA-363 issued by the Registry of Deeds for the Province of Batangas, more particularly described as follows:

TRANSFER CERTIFICATE OF TITLE NO. CLOA-363(CERTIFICATE OF LAND OWNERSHIP AWARD NO. 04237)

Lot 23Psd -72361, Sheet 1

"A parcel of land (Lot 23 of the subdivision plan. Xxx-xxxxx being a portion of Lot 12345, Tanauan Cadastre, LRC Record No. xx), situated in the Barrio of Bubuyog, Municipality of Tanauan (now City of Tanauan), Province of Batangas, Island of Luzon. Bounded on the NE., along line 1-2 by Lot xx; on the SE., along line 2-3 by Lot xxx, both of the subdivision plan; on the SW., along line 3-4 by Provincial Road; and on the NW., along line 4-1 by Lot x, of the subdivision plan xxx Containing an area of FOUR HUNDRED TEN (410) SQUARE METERS, more or less. xxx”.

A copy of which is hereto attached and marked as Annex "A", and made an integral part hereof;

2. Sometime in September 2011, Defendant Marsha Puruntong, who is a sister of Plaintiff, went to the latter and asked his permission to offer his above-described property for sale to an interested party, and since Plaintiff had really been offering his said property for sale, Plaintiff agreed;

3. A few days after, Defendant Marsha Puruntong went back to Plaintiff to inform him that she had already found a ready, willing, and able buyer, the name of whom however, she did not disclose but who was accordingly willing to buy the said property for One Million and One


Hundred Thousand Pesos (Php. 1,100,000.00), net of all taxes and expenses to which Plaintiff again acquiesced;

4. Inasmuch as the said property was then mortgaged with Lipo Bank, with business address in PT Ramos Street Lipa City it was agreed upon by the Plaintiff and Defendant Marsha Puruntong that the buyer would settle first the loan obligation with the bank. Upon the release of the title and the cancellation of the real estate mortgage constituted over the same property, the payment made with the bank shall then be deducted from the agreed purchase price and the balance thereon would be paid by the supposed buyer simultaneous with the Plaintiff’s execution of the dee of absolute sale and the notarization thereof by a Notary Public;

5. Subsequently, Marsha Puruntong gave Plaintiff a hint that it was her daughter Shirley Santos and the latter's spouse Isko Al Santos who would be buying the subject property. On September 28, 2011 Marsha Puruntong informed Plaintiff that she would be fetching Plaintiff the next day so they could pay Plaintiff's loan obligation with Lipo Bank. On September 29 2011, Marsha Puruntong did not appear; instead, it was her daughter Shirley Santos then accompanied by her husband Isko Al Santos and the latter's sister-in-law Maria Santos who fetched Plaintiff. Maria is the wife of Pedro Santos, the brother of Isko Al Santos. The loan obligation with Lipo Bank was then paid in the name of the Plaintiff by Maria Santos and Spouses Isko AI and Shirley Santos in the amount of Two Hundred Thirty Four Thousand Eight Hundred Sixty Two Pesos and Forty Six Centavos (Php 234,862.46) as may be evidenced by a copy of the Offical Receipt issued by Lipo Bank. Hereto attached and marked as Annex "B" and made an integral part hereof;

6. Upon release of the title, Defendants-Spouses Isko and Shirley Santos convinced Plaintiff to give them the title so that the supposed buyer the identity of whom they still refused to disclose may allegedly pay Plaintiff immediately, and considering that Shirley is his niece, Plaintiff entrusted the owner's duplicate copy of the title to the said spouses;

7. Not long, Isko AI Santos, Shirley Santos and Maria Santos convinced Plaintiff to sign a blank deed of sale claiming that should Plaintiff not sign the same the buyer would not pay him the balance of the agreed purchase price. Again, Plaintiff gave his full trust to Isko AI Santos and Shirley Santos, in view of his blood relationship with Shirley


and thus agreed to sign the said blank deed of sale on the condition that the said deed of sale would only be notarized in his presence and that payment shall be made by the buyer simultaneous with the notarization of the same deed of sale. Even as the Plaintiff had already signed the deed of sale, however, the name of the buyer was never disclosed by the Defendants;

8. A few days thereafter, Plaintiff could not help but worry considering that not one of the Defendants bothered to call him up for the supposed notarization of the said deed of sale and the schedule of payment. Plaintiff then called the attention of his sister Marsha D. Puruntong and much to his disgust, he was informed that he would be given only the amount of Five Hundred Eleven Thousand Pesos (Php 511,000.00) because according to Marsha Puruntong, the herein Plaintiff was supposed to shoulder the payment of documentary and capital gains taxes and other miscellaneous fees necessary for the transfer of the subject property in the name of the buyer;

9. Upon learning of the same from his own sister, Plaintiff argued that such was not their agreement because the agreed purchase price was supposed to be net of all taxes and expenses, but Defendant Marsha maintained that Plaintiff should pay the said taxes and expenses. It was then that Plaintiff informed Marsha, Isko AI and Shirley that should that be the case, he was already backing out of their sale agreement. He then asked the said Defendants to give him back the owner's duplicate copy of the title covering his subject property and in return, he would just reimburse the payment made to settle his loan obligation with Lipo Bank;

10. Several days passed but not one of the Defendants ever went to see Plaintiff nor return to him the subject title. In the last week of October 2011, he was shocked to receive a photocopy of the new owner's duplicate copy of the title covering his subject property, but the same was already registered in the name of Maria Santos married to Pedro Santos. Plaintiff thus went to the Office of the Register of Deeds Tanauan City branch, in the first week of November 2011 to check on the status of his title and verily much to his dismay, he found out that his title was already cancelled inasmuch as his subject property was already transferred in the name of Defendant Maria Santos, married to Pedro Santos. The copy of the Deed of Absolute Sale which Plaintiff signed in blank at the behest of Defendants-Spouses Isko AI and Shirley and the copy of Transfer Certificate of Title No. T-123456 covering the subject


property already registered in the name of Maria Santos are hereto attached and marked as Annexes "C" and "D", respectively, and made integral parts hereof;

IIITHE CAUSES OF ACTION

1. First Cause of Action: The Deed of Absolute Sale is simulated and

therefore inexistent and void.

For a contract to be valid, it must have three (3) essential elements, namely: (1) consent of the contracting parties (2) object certain which is the subject matter of the contract. and (3) cause of the obligation which is established undeniably.

The supported sale between Plaintiff and Defendants-Spouses Pedro and Maria Santos is lacking in consideration due to a simulated price; hence, the Deed of Absolute Sale is null and void ab initio.

The supposed sale between Plaintiff and Defendant-spouses Pedro and Maria Santos is simulated because the same was not supported by any consideration. The Deed of Absolute Sale declares that the consideration for the sale is in the amount of One Hundred Thousand Pesos (Php 100,000.00) but the fact is, the agreed purchase price is in the amount of One Million One Hundred Thousand Pesos (Php 1,100,000.00) and it was only for such amount that Plaintiff was willing to sell the subject property. On that point, there was a clear failure to agree on the price and therefore a said and binding contract of sale did not exist. Further, it could not be refuted that for whatever amount the subject property was supposedly sold by Plaintiff, the Deed of Absolute Sale involving the subject property states that the purchase price had been paid when it was not.

As aptly held in the case of Montecillo vs. Reynes, 385 SCRA 244, where the deed of sale states that the purchase price has been paid but in fact has never been paid the deed of sale is null and void ab initio for lack of consideration.

It is true Plaintiff's loan obligation with Lipo Bank was paid by the Defendants but the same did not form part of the agreed consideration it


being evident that Plaintiff's loan obligation with Lipo Bank was purposely settled by the Defendants only to get hold of the title covering the subject property and have it transferred in the names of Spouses Pedro and Maria Santos without the knowledge and consent of Plaintiff. The Plaintiff certainly did not receive any consideration in exchange of the subject property.

Art. 1471 of the Civil Code provides that if the price is simulated, the sale is void. The price purportedly paid or indicated in the subject Deed of Absolute Sale was simulated for no payment was actually made.

2. Second Cause of Action: The Plaintiff did not appear before the Notary Public who notarized the subject Deed of Absolute Sale contrary to what is stated in the deed.

To make things worse, herein Plaintiff did not appear before the Notary Public who notarized the subject Deed of Absolute Sale but the deed stated the contrary. In the case of Tan vs. Mandap, 429 SCRA 711, the High Court ruled that even an apparently valid notarization of a document does not guarantee its validity. Where the vendor did not personally appear before a notary public yet the documents stated the contrary, such falsity raised doubt regarding the genuineness of the vendor's alleged consent to the deeds of sale.

3. Third Cause of Action: Plaintiff did not give his consent freely when he affixed his signature to the blank Deed of Absolute Sale.

Moreover, it could not be said that herein Plaintiff gave his consent freely when he was asked by Defendants-Spouses Isko Al Santos and Shirley Santos to affix his signature in the blank deed of absolute sale. There was clear deception employed by the said spouses amounting to fraud, when, using insidious machinations, manipulations and concealment said Defendants succeeded in persuading Plaintiff to affix his signature in the blank deed of absolute sale by misrepresenting that payment would only be made by their undisclosed buyers once they see Plaintiff's signature in the blank deed of sale. In that context the deed of absolute sale should therefore be overruled for vitiated consent.


4. Fourth Cause of Action: The Certificate Authorizing Registration upon which the transfer of ownership in favor of Defendants-Spouses Pedro and Maria Santos was hinged is fake and spurious.

Upon having learned that the title covering the subject property was already transferred in the names of Defendants-Spouses Pedro and Maria Santos, a verification was made by the Plaintiff with the Bureau of Internal Revenue and it was revealed that the Certificate Authorizing Registration upon which the transfer of ownership was effected from Plaintiff to said Defendants-Spouses is fake and spurious, as in fact, the capital gains and documentary stamp taxes were not paid and the supposed Certificate pertains to a land sale transaction, distinct and different from the land sale, subject of the case at bar. If only because of such, the said transfer of ownership should have no legal effect. A copy of the Certificate Authorizing Registration supposedly issued by the Bureau of Internal Revenue and duly entered at the Office of the Register of Deeds, Tanauan City branch, is hereto attached and marked as Annex "E", and made an integral part hereof.

5. Fifth Cause of Action: The sale between Plaintiff and Defendants-Spouses Pedro and Maria Santos was never consummated.

Even assuming without necessarily admitting that a contract of sale was perfected between Plaintiff and Defendants-Spouses Pedro and Maria Santos, the same was never at all consummated. For a contract of sale to be consummated, there must be delivery and payment. Plaintiff did not receive any payment from Defendants-Spouses Pedro and Maria Santos. In the same manner there was neither actual nor constructive delivery of the thing sold. The object of the sale which is the parcel of land above-described was never placed in the control and possession of the vendee as the Plaintiff continues to enjoy possession over it and exclusively exercises all acts of ownership thereon. While the subject property appears to have been transferred in the names of Defendants-Spouses Pedro and Maria Santos by virtue of the deed of absolute sale purportedly notarized in the presence of Plaintiff, such did not amount to constructive delivery, considering that it is the very validity of the public instrument which supposedly transferred ownership in favor of the same Defendants-Spouses which Plaintiff has now been assailing in the instant action.


6. Sixth Cause of Action: Defendants-Spouses Pedro and Maria Santosshould be held liable for damages to Plaintiff.

Plaintiff could not believe as to how Defendants Marsha Puruntong and Shirley Santos, who are his sister and niece, respectively, managed to betray him especially because it turned out that transferee is the sister-in-law of Isko AI Santos, Pedro Santos being the brother of Isko AI Santos. From the time Plaintiff learned of the spurious transfer of his property in favor of the supposed vendees, Plaintiff already suffered from sleepless nights, mental anguish, serious anxiety, and social humiliation, for which Defendants should be made accountable for moral damages, which if quantified, shall be in the amount of not less than One Hundred Thousand Pesos (Php 100,000.00). This is not to mention the liability of the Defendants to pay exemplary damages so as to discourage them from committing similar malicious and malevolent acts and by way of example for the public good, which shall likewise be in the amount of One Hundred Thousand Pesos (Php 100,000.00). Defendants should likewise reimburse Plaintiffs for the payment of Attorney's fee, for having been compelled to engage the services of a legal counsel in whose favor Plaintiff has incurred the obligation to pay the amount of One Hundred Thousand Pesos (Php 100,000.00), as and by way of acceptance fee and Five Thousand Pesos (Php 5,000.00) for every court appearance should trials ensue, as well the costs of litigation, which Plaintiffs inevitably had to pay.

IVTHE CERTIFICATE TO FILE ACTION

The parties referred the matter to the Lupong Tagapamayapa of Barangay Bubuyog, Tanauan City, but all efforts proved nil as Defendants even threatened Plaintiff for not surrendering the possession of the subject premises in favor of Defendants, claiming that he could do nothing more but vacate the premises as the subject property had already been transferred in the names of Defendants Pedro and Maria Santos. Plaintiff thus referred the matter to his counsel who then sent a letter to the Defendants. The copy of the Demand Letter sent to Defendants-Spouses Pedro and Maria Santos, Defendants-Spouses Isko AI and Shirley Santos, and Defendants-Spouses Marsha and John Puruntong and the sheet containing the corresponding registry receipts and registry return cards are hereto attached and marked as Annexes "F" and "G", respectively, and made integral parts hereof;


That, Plaintiff, in his utmost effort to settle the matter amicably, once again referred the matter back to the Lupong Tagapamayapa of Barangay Bubuyog, Tanauan City, but all to no avail and so he secured a Certification from their barangay so he may elevate the matter to the proper court. A copy of the Katibayan Upang Makadulog sa Hukuman is hereto attached and marked as Annex "H", and made an integral part hereof;

VPRAYER

WHEREFORE, it is most respectfully prayed of this Honorable Court to render judgment in favor of the Plaintiff and against the Defendants: 1. Ordering the declaration of nullity of the Deed of Absolute Sale

dated October 12, 2011 supposedly executed by Plaintiff in favor of Maria, married to Pedro Santos;

2. Ordering the cancellation of Transfer Certificate of Title No. T-123456 registered in the names of Pedro and Maria Santos and to cause the reversion of the title, covering the subject property, in the name of Plaintiff;

3. Ordering the Defendants to pay the Plaintiff the amount of One Hundred Thousand Pesos (Php 100,000.00), as and by way of moral damages;

4. Ordering the Defendants to pay the Plaintiff the amount of One Hundred Thousand Pesos (Php 100.000.00), as and by way of exemplary damages;

5. Ordering the Defendants to pay the Plaintiff attorney's fee in the amount of One Hundred Thousand Pesos (Php 100,000.00). as and by way of acceptance fee and Five Thousand Pesos (Php 5,000.00), as and by way of appearance fee for every court hearing;

6. Ordering the Defendants to pay the costs of suit.

Plaintiff prays for such other relief as this Honorable Court may deem just and equitable in the premises.

City of Tanauan, March 28, 2012.

Atty. MARLO BAUTISTACounsel for the Plaintiff City of Tanauan


REPUBLIC OF THE PHILIPPINESREGIONAL TRIAL COURT

FOURTH JUDICIAL REGIONBRANCH 01, TANAUAN CITYPROVINCE OF BATANGAS

JUAN R. DELA CRUZ,

Plaintiff,

-versus-

SPS PEDRO SANTOS ,ET. AL.,

Defendants.

CIVIL CASE NO. 12-01-2345

For: DECLARATION OF NULLITY OF THE DEED OF ABSOLUTE SALE, CANCELLATION OF TRANSFER CERTIFICATE OF TITLE NO. T-987654 WITH DAMAGES

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ANSWER WITH COUNTERCLAIM

DEFENDANTS by the undersigned Counsel, and to this Honorable Court, respectfully aver:

I. The Parties1. The allegations in paragraphs 1 and 2 of the Complaint are

ADMITTED insofar as the personal circumstances of the parties are concerned. But with respect to the allegation of plaintiff that spouses Isko (Isko) and Shirley (Shirley) Santos and Marsha Puruntong “orchestrated” what he calls the “unlawful transfer” of the property, the same is SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses.

II. The Facts2. The allegations in paragraph 1, under Section II (“The Facts”)

of the Complaint, are SPECIFICALLY DENIED, the truth being that plaintiff is no longer the owner of the subject lot in Barangay Bubuyog, city of Tanauan, Province of Batangas.

3. Paragraph 2 under Section II (“The Facts”) of the Complaint is SPECIFICALLY DENIED, the truth being that it was plaintiff’s and Marsha’s sister, Delia Dela Cruz-Maleda (Delia) who opened to


defendant Marsha Dela Cruz-Puruntong (Marsha) that the lot would soon be foreclosed by the bank and that it would be best that the lot be sold to another so that the same would be released from the mortgage and at the same time, she would still be able to receive money from the proceeds of the sale.

4. The allegations in paragraph 3, under Section II (“The Facts”) of the Complaint, are SPECIFICALLY DENIED, the truth being that Marsha disclosed from the very start the buyers of the property who are spouses Pedro and Maria Santos and the truth being those in the Affirmative Defenses.

5. The allegations in paragraph 4, under Section II (“The Facts”) of the Complaint, are ADMITTED.

6. The allegations in paragraph 5, under Section II (“The Facts”) of the Complaint, are ADMITTED insofar as the payment of the loan obligation by defendants Pedro and Maria with Lipo Bank are concerned. Defendants SPECIFICALLY DENY, however, that Marsha only gave Plaintiff a hint of the true identity of the buyer the truth being that from the start, Marsha made known to Plaintiff and Delia that the interested buyers are Pedro and Maria Santos.

7. The allegations in paragraph 6, under Section II (“The Facts”) of the Complaint, are SPECIFICALLY DENIED, the truth being that that plaintiff needed not to be convinced about delivering the title in favor of Pedro and Maria as the sale has been perfected between the said spouses and plaintiff; and those stated in the Affirmative Defenses. It is also SPECIFICALLY DENIED that plaintiff did not know the buyers at that point in time.

8. The allegations in paragraph 7, under Section II (“The Facts”) of the Complaint, are SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses, which are the following:

8.1. Plaintiff did not sign a blank deed of sale. He voluntarily executed the Deed of Sale reflecting the true intent of the parties;

8.2. The deed was duly notarized and payment was made upon the execution of the contract;


8.3. The names of the buyers were disclosed to plaintiff at the outset of negotiations.

9. The allegations in paragraph 8, under Section II (“The Facts”) of the Complaint, are SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses, which are the following:.

9.1. The deed of sale was notarized before the plaintiff;9.2. Plaintiff knew from the start what the agreed purchase

price was.

10. Paragraph 8, under Section II (“The Facts”) of the Complaint, is SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses, which are the following:

10.1.The plaintiff knew about the agreement from the start;10.2.It was agreed upon that it would be Delia who would

receive the proceeds of the sale. Marsha received the money in trust for Delia. As it turned out, Delia asked for more AFTER the sale had already been perfected and consummated.

11. Paragraph 10, under Section II (“The Facts”) of the Complaint, are SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses, that the fact being that plaintiff knew everything about the transaction and the transfer of the title.

III. The Causes of Action

12. The allegations in paragraphs 1, 2, 3, 4, 5 and 6 of Section III (“The Cause of Action”) of the Complaint are SPECIFICALLY DENIED, the truth being those stated in the Affirmative Defenses and in the preceding paragraphs;

The foregoing are re-pleaded, as defendants state their -----

AFFIRMATIVE DEFENSES

13. The complaint has no cause of action.

14. The one who exercised acts of ownership over the subject property is Delia, an American citizen who is the sister of both plaintiff


and defendant Marsha. Plaintiff was registered as the owner because of Delia’s American citizenship.

15. Sometime in 2008, the property was mortgaged with Lipo Bank to serve as security for the loan secured by the plaintiff in the amount of P100,000.00.

16. As it was, the loan obligation was not paid leading the bank to extra-judicially foreclose the mortgaged property.

17. Delia never knew that the property was mortgaged by the plaintiff. When she learned that the lot was already up for auction sale, she advised Defendant Marsha, her trusted sister, to look for a buyer of the said land so that the transfer of the title over the property to the bank would be avoided and so Delia could at least realize profits from the transaction;

18. It was then that Marsha came to know that spouses Pedro and Maria Santos are interested to purchase the property. Pedro is the brother of Isko, the son-in-law of Marsha.

19. They agreed that the consideration of the property would be One Million Pesos, exclusive of taxes and other fees. It was also agreed that Spouses Pedro and Maria would pay the outstanding obligation of plaintiff of Delia with Lipo Bank, which already amounted to P234,862.46.

20. On September 29, 2011, spouses Pedro and Maria paid the said amount with Lipo Bank. Subsequently, they executed a Deed of Sale before the Notary Public. Plaintiff delivered the Transfer Certificate of Title to defendants Pedro and Maria.

21. Delia instructed Marsha to keep the money for her.

22. With everything in order, spouses Pedro and Manila worked for the transfer of the title to their names. As all the documents were regular, the register of Deeds of the province of Batangas issued the certificate of title in the name of defendants Pedro and Maria.


23. As it turned out, Delia wanted more from the buyers even if the sale had already been completed and after the title had already been released in favor of defendants Pedro and Maria. She had a change of heart on a consummated sale.

24. It was too late, however. The title had already been issued. Given this, the defendants Pedro and Maria’s right of ownership over the property has become indefeasible and imprescriptible.

25. Plaintiff resorted to this baseless suit and alleged that the sale was fictitious. The opposite is true, however.

26. All the elements of a contract of sale are present: there was consent between the parties; there was on object certain; and a consideration had been established.

27. Part of the consideration is the amount paid by Pedro and Maria with the Lipo Bank.

28. The purchase price has also been paid. Plaintiff knew from the start that the proceeds of the sale shall be delivered by Marsha to Delia, the true owner of the property.

29. The parties appeared before a Notary Public. Plaintiff executed the deed of sale in the presence of parties, witnesses and a Notary Public. He gave his consent freely. He did not sign a blank deed of sale.

30. Defendants now pay the taxes for the property. While they were about to exert their right to possess the property, they were prevented by prudence because of the filing of this suit.

31. If there were people damaged therefor, it is defendants and not plaintiff.

The foregoing are re-pleaded as defendants state their-


COMPULSORY DAMAGES

32. After this case was filed, defendants suffered sleepless nights, mental anguish, serious anxiety and social humiliation. Plaintiff had been circulating rumors that defendants defrauded him, causing embarrassment to defendants in the community. Marsha, Isko and Shirley were dragged to this suit even if they are immediate family of plaintiff. They did nothing but help plaintiff and Delia seek a buyer in this case.

33. Plaintiff should therefor answer for these damages, in the form of moral damages in the amount of P100,000.00. to prevent others from performing the same acts of plaintiff, defendants should be paid P100,000.00 as exemplary damages.

34. Plaintiff should also reimburse the attorney’s fees of defendants in the amount of P100,000.00.

WHEREFORE, it is respectfully prayed of this Honorable Court that judgment be rendered after trial on the merits DISMISSING the complaint for utter lack of merit and awarding defendants moral and exemplary damages as well as attorney’s fees. Other relief, as may be just, are prayed for.

RESPECTFULLY SUBMITTED.

Calamba City for Tanauan City, Batangas. May 16, 2012.

HETTY SISON

Counsel for Defendants


REPUBLIC OF THE PHILIPPINESREGIONAL TRIAL COURT

FOURTH JUDICIAL REGIONBRANCH 01, TANAUAN CITYPROVINCE OF BATANGAS

JUAN R. DELA CRUZ,Plaintiff,

-versus-

SPOUSES PEDRO SANTOS AND MARIA SANTOS, SPOUSES ISKO AL SANTOS AND SHIRLEY SANTOS, AND SPOUSES JOHN AND MARSHA PURUNTONG,

Defendants.

CIVIL CASE NO. 12-01-2345For: DECLARATION OF NULLITY OF THE DEED OF ABSOLUTE SALE, CANCELLATION OF TRANSFER CERTIFICATE OF TITLE NO. T-987654 WITH DAMAGES

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JUDICIAL AFFIDAVIT(In the Form of Questions and Answersin Lieu of Plaintiff’s Direct Testimony)

The person interrogating me is Atty. MJ Bautista with address at No. 101 Prutas Street, Barangay 1, Tanauan City. The interrogation is being held at the same address.

I am answering his questions fully conscious that I do so under oath and may face criminal liability for false testimony and perjury.

OFFER OF TESTIMONY: The testimony of witness, JUAN R. DELA CRUZ, is being offered to prove that: he is the complainant in this case; he is the lawful owner of the property located in Barangay Bubuyog, Tanauan City, then registered in his name under Transfer Certificate Title No. CLOA-123; he agreed for the sale of the subject property for a consideration of Php 1,100,000.00 but the herein defendants caused the transfer of the subject property, without his knowledge much less his


consent, after paying only his loan obligation with Lipo Bank in the meager amount of Php 234,862.46; he was made to sign a blank deed of absolute sale which defendants caused to be notarized in his absence and which document was made the basis for the unlawful transfer of the subject property in the names of Pedro and Maria Santos under Transfer Certificate of Title No. T-123456; there was no amount of money ever paid to him in consideration of the stipulated, inexistent and void Deed of Absolute Sale; the Certificate Authorizing Registration upon which the transfer of ownership in favor of defendants Pedro and Maria Santos was hinged is fake and spurious; there was no sale of the subject property that was consummated between him and defendants Pedro and Maria Santos, hence, plaintiff is entitled to the declaration of nullity of Transfer Certificate of Title No. T-123456 with Damages, as he has prayed for in his complaint.

Q1: Ano ang kaugnayan mo kay Juan R. Dela Cruz na siyang nagsampa ng kasong ito?A1: Ako po mismo si Juan Dela Cruz na siyang naghabla sa kasong ito.

Q2: Kilala mo ba ang mga taong dito ay inihabla mo?A2: Opo.

Q3: Bakit mo naman sila kilala?A3: Si Marsha ay aking kapatid at bayaw ko si John Puruntong na kaniyang asawa. Si Shirley ay anak ni Marsha at asawa ni Shirley si Isko Al Santos. Si Pedro naman ay kapatid ni Isko Al at asawa naman ni Pedro si Maria Santos.

Q4: Alam mo ba ang lupang pinag-uusapan sa kasong ito?A4: Opo.

Q5: Sa anong dahilan at alam mo ang lupang ito?A5: Ang lupang pinag-uusapan sa kasong ito ay aking pagmamay-ari at dating nakatitutulo sa aking pangalan hanggang sa ito ay mailipat kay Maria Santos na kasal kay Pedro Santos.

Q6: Ano ang iyong basehan sa pagsasabing iyong pagmamay-ari ang lupang pinag-uusapan dito at dating nakarehistro sa iyong pangalan?A6: Ako po ay may sipi ng Transfer Certificate of Title No. CLOA-123 kung saan malinaw na makikita ang aking pangalan, Juan Reyes Dela Cruz, bilang isang rehistradong may-ari nito.

Q7: Kung aking ipakikita sa iyo ang sipi ng nasabing titulo, ito ba ay makikilala mo?A7: Opo.


Q8: Aking ipinapakita sa iyo ang sipi ng Transfer Certificate of Title No. CLOA-123, na ang katulad na sipi ay nasa husgado na at napamarkahan na bilang Exhibit “A”, mangyaring sabihin mo kung anong kaugnayan nito sa titulong binanggit mo?A8: Ito na po ang titulong tinutukoy ko.

Q9: Sinabi mo na ang nasabing titulo ay napalipat na sa pangalan ni Maria Santos na kasal kay Pedro Santos, kalian mo napag-alaman na ito ay napalipat na sa kanyang pangalan?A9: Napag-alaman ko na napalipat na ang aking titulo sa pangalan ni Maria at Pedro Santos noong magverify ako sa tanggapan ng Registry of Deeds dito sa Lungsod ng Tanauan noong Nobyembre, 2011.

Q10: Napag-alaman mo ba kung paano naipalipat ang iyong titulo sa pangalan ni Maria Santos, na kasal kay Pedro Santos?A10: Nalaman ko na nakipagsabwatan itong aking kapatid na si Marsha, ang kanyang anak na si Shirley at ang asawa nitong si Isko Al (o Al kung aking tawagin) kay Maria at nailipat nila ang aking titulo sa pangalan ng mag-asawang Maria at Pedro Santos.

Q11: Sino ba ang naghahawak ng iyong titulo bago ito nailipat sa pangalan nina Maria at Pedro Santos?A11: Ang aking lupa ay isinangla ko sa Lipo Bank taong 2007 kung kaya ang titulo nito ay napunta sa Lipo Bank.

Q12: Ano ang nangyari matapos mong maisangla sa bangko ang nasabing lupa?A12: Hindi ko kaagad nabayaran kung kaya at naisipan kong ipagbili ang lupang ito noong 2011.

Q13: Naipagbili mo ba ang lupang ito gaya ng iyong nais?A13: Bago ko pa man ito maipagbili ay lumapit sa akin si Marsha na aking kapatid na isa sa mga nakahabla dito at siya ang nagsabi sa akin na kung papayag ako ay iaalok niya ito upang ito ay mabili.

Q14: Ano naman ang iyong naging tugon sa alok ni Marsha sa iyo?A14: Sinabi ko na talagang iyon ang kagustuhan ko kung kaya at pumayag ako sa kondisyon na ipagbibili ko ang aking lupa sa halagang Isang Milyon at Isang Daan libong Piso (Php 1,100,000) at upang matubos ang aking pagkakautang sa bangko ay uunahing bayaran ang aking pagkakautang at kung ano ang maging balance ay siyang halagang dapat na matanggap ko sapagkat neto o walang aawasing gastos sa presyong ibinigay ko maliban sa eksaktong halaga na ibabayad sa pagkakautang ko sa bangko. Ang lahat ng dapat bayaran sa BIR at saan pa man upang mailipat sa pangalan ng bibili ng aking lupa ay dapat sagutin ng sinumang bibili nito.

Q15: Ano naman ang naging tugon ni Marsha sa mga kundisyong inilatag mo?A15: Pumayag siya sa mga kundisyon ko at nagkasundo kami.

Q16: Matapos na kayo ay magkasundo, ano ang nangyari kung mayroon man?A16: Makalipas ang ilang araw ay ipinaalam ni Marsha sa akin na may nakita siyang “buyer” na handang bumayad sa hiningi kong kabayaran ng Php


1,100,000.00 at sa kundisyon ko na ang nasabing presyo ay “neto” at walang aawasing gastos maliban sa kung magkano aabutin ang utang ko sa bangko na kailangan tubusin.

Q17: Nasabi ba ni Marsha kung sino ang bibili ng lupa mo?A17: Hindi direktang sinabi ni Marsha sa akin kung sino ang bibili ng lupa ko pero nagpahiwatig siya na maaring anak niyang si Shirley at ang asawa nito ang bibili ng lupa ko.

Q18: Matapos iyon, ano ang sumunod na nangyari kung mayroon man?A18: Noong Setyembre 28, 2011 ay sinabihan ako ni Marsha na susunduin ako kinabukasan upang mabayaran ang aking pagkakautang sa bangko at noong Setyembre 29, 2011 nga ay sinundo ako ni Shirley at Isko Al na kaniyang asawa kasama ni Maria Santos at nagtungo kami sa bangko at doon ay binayaran nila ang pakakautang ko na umabot sa halagang Dalawang Daan at Tatlumpu’t Apat na Libo Walang Daan at Animnapu’t Dalawang Piso at Apatnapu’t Anim na Sentimos (Php 234,862.46).

Q19: Ano ang pruweba mo at sinasabi mong nabayaran ang pagkakautang mo sa bangko?A19: Binigyan ako nina Shirley at Isko Al ng sipi ng resibo na ibinigay ng bangko pero ang orihinal na kopya ng resibo ay hindi nila binigay sa akin.

Q20: Makikilala mo ba ang nasabing resibo kung ipakikita ko sa iyo ang sipi nito?A20: Opo.

Q21: Aking ipinakikita sa iyo ang sipi ng resibong inisyu ng Lipo Bank na may petsang Setyembre 29, 2011 sa ilalim ng Official Receipt No.16525 na may nakatalang Php 234,862.46, na ang katulad na sipi ay nasa husgado na at namarkahan na bilang Exhibit “B”, mangyaring sabihin mo kung ano ang kaugnayan nito sa resibong nabanggit mo?A21: Ito na po ang resibong tinutukoy ko.

Q22: Matapos na mabayaran ang nasabi mong pagkakautang, ano ang sunod na nangyari kung mayroon man?A22: Ibinalik ng bangko ang aking titulo ngunit kinuha ito ng Mag-asawang Shirley at Isko Al sa akin at sinabing kailangan ko itong ipagkatiwala sa kanila upang ibigay sa buyer sapagkat kung hindi ito ay mapapasakamay ng buyer ay hindi ako mababayaran.

Q23: Ano ang ginawa mo sa pagkakataong iyon, kung mayroon man?A23: Pumayag ako at nagtiwala sapagkat pamangkin ko naman si Shirley at gusto ko ring mabayaran na kaagad ng buyer.

Q24: Nalaman mo ba kung sino ang buyer ng iyong lupa?A24: Tinanong ko kina Shirley at Isko Al kung si Maria ba ang buyer ngunit hindi sila umamin sa akin at maging si Maria ay hindi rin umamin sa akin. Nagduda ako na maaaring siya ang buyer sapagkat kasama namin siya sa bangko ngunit inisip ko


din naman na pwedeng pinahiram lamang niya ng karagdagang pera sina Shirley at Isko.

Q25: Ano ang nangyari matapos na ipagkatiwala mo ang titulo ng iyong lupa kina Shirley at Isko?A25: Hindi pa rin ako nabayaran at sa halip ay kinumbinsi akong muli ng nasabing mag-asawa na sumama sa kanila upang makapagpagawa daw ng isang Deed of Absolute Sale at matapos daw na manotaryo iyon ay saka ako babayaran.

Q26: Pumayag ka bang sumama sa kanila?A26: Opo.

Q27: Saan kayo nagtungo?A27: Isinama nila ako sa tanggapan ni Atty. Quizon dito sa Lungsod ng Tanauan.

Q28: Nagpanotaryo ba kayo?A28: Pinapirma nila ako sa Deed of Absolute Sale at sa pag aakala kong mababayaran na kaagad ako matapos na lumagda at dahil na rin sa tiwala ko sa aking pamangkin na si Shirley ay lumagda ako.

Q29: Nabasa mo ba ang nilalaman ng nasabing Deed of Absolute Sale?A29: Hindi ko ito nabasa ng buo ngunit nakita ko ang pangalan ni Maria Santos na siyang buyer at nakita ko rin na ang halaga ng bilihan na nakasaad ay Limang Daan at Limampung Libong Piso (Php 550,000.00).

Q30: Ano ang ginawa mo matapos mong makita ang halaga ng bilihan at pangalan ng buyer sa nasabing Kasulatan ng Bilihan?A30: Tinanong ko sina Shirley, Isko at Maria kung bakit Php 550,000 lamang ang halaga ng bilihang nakalagay sa kasulatan ngunit sinabi nila sa akin na pinababa nila ang halaga upang mapaliit ang kanilang babayaran sa BIR.

Q31: Nagkaroon ka ba ng kopya ng Deed of Absolute Sale na ayon sa iyo ay ipinanotaryo ninyo kay Atty. Quizon?A31: Hindi po, sapagkat hindi naman ako binigyan nina Shirley, Isko at Maria at kahit ni Marsha ng kopya nito.

Q32: Ano ang mga sumunod na pangyayari matapos na ikaw ay lumagda sa Kasulatan ng Bilihan?A32: Hindi pa rin ako binayaran sa kabila ng kanilang pangako sa akin. Pinuntahan muli nina Shirley at Isko ang aking bahay at kinumbinsing muli na lumagda sa isang blankong Deed of Absolute Sale.

Q33: Ano ang iyong ginawa sa pagkakataong iyon, kung mayroon man?A31: Tinanong ko muna sina Shirley at Isko kung bakit kailangan ko na namang lumagda sa Kasulatan ng Bilihan gayong nakapirma na ako at hindi pa ako nababayaran. Sinabi nila sa akin na kailangang palitan ang naunang kasulatan na pinirmahan ko at ipinanotaryo kay Atty. Quizon para higit pang mapaliit ang mga buwis na babayaran nila sa BIR. Sinabihan din nila ako na kung hindi ako lalagdang muli ay lalong hindi ako mababayran kung kaya nga at muli ay lumagda ako sa


kasulatang iyon ngunit binigyan ko sila ng kondisyon na kailangan na nilang akong bayaran kapag ipinanotaryo na namin iyon sa abogado.

Q34: Matapos mong malagdaan ang nasabing blankong Deed of Absolute Sale, ano ang nangyari sa mga kondisyon mong binigay?A34: Wala pong nangyari. Hinintay kong bayaran nila ako ngunit lumipas ang mga araw ay wala isa man kina Marsha, Shirley, Isko Al o Maria ang nakipag-ugnayan o nagbayad sa akin at hindi rin nila ako isinamn sa kahit na sinong abogado upang magpanotaryo.

Q35: Ano ang ginawa mo matapos iyon?A35: Kinausap ko si Alicia ngunit sinabi niya sa akin na ang tatanggapin ko mula sa bumili ng aking lupa ay Limang Daan at Labing-Isang Libong Piso (Php 511,000.00) na lamang sapagkat diumano ay kailangang awasin sa halagang aming napagkasunduan ang lahat ng buwis na dapat bayaran sa BIR sa pagpapalipat ng titulo sa pangalan ng buyer. Ipinipilit din niya na ang aming napagkasunduang halaga ng bilihan ay Isang Milyong Piso (Php 1,000,000.00) lamang at hindi Isang Milyon at Isang Daang LIbong Piso (Php 1,100,000.00). Dahil dito ay sinabi ko kina Marsha, Shirley, at Isko na umaatras na ako sa bilihan at kailangan nilang ibalik sa akin ang aking titulo at ibabalik ko na lamang ang kanilang naibayad sa bangko.

Q36: Ano naman ang ginawa nina Marsha, Shirley at Isko matapos mong masabi ang mga iyon?A36: Hindi po nila ibinalik sa akin ang titulo ko sa halip ay ipinaabot ni Isko sa akin ang isang (1) xerox copy ng bagong titulo ng aking lupa na nakapangalan kay Maria Santos, kasal kay Pedro Santos.

Q37: Matapos mong makita ang bagong titulo na wala na sa iyong pangalan, ano ang ginawa mo kung mayroon man?A37: Nagtungo ako sa tanggapan ng Registry of Deeds, dito sa Lungsod ng Tanauan upang iberipika kung tunay na nailipat na sa pangalan ni Maria Santos ang titulo ng aking lupa.

Q38: Ano ang iyong napag-alaman, kung mayroon man, sa ginawa mong pagverify o pagberipika sa tanggapan ng Registry of Deeds kaugnay ng iyong titulo?A38: Napag-alaman ko na tunay na nakansela na ang aking titulo at naisyuhan na sina Maria at Pedro Santos ng bagong titulo sa bisa ng blankong Deed of Absolute Sale na nabanggit ko na sa unahan nito na pinalagdaan sa akin sa aking bahay. Nakita ko na ang nasabing Deed of Absolute Sale ay ipinanotaryo kay Atty. Molo sa Calamba City noong Oktubre 12, 2011 gayong hindi naman kailanman ako humarap sa nasabing notaryo publiko at sa katunayan ay hindi ko siya nakikilala o nakikita hanggang sa kasalukuyan.

Q39: Makikilala mo ba ang nasabing Deed of Absolute Sale gayundin ang titulong nakapangalan kina Maria at Pedro Santos sakaling ipakita ko ang mga ito sa iyo?A39: Opo.

Q40: Aking ipinakikita sayo ang sipi ng Deed of Absolute Sale na may notaryo ni Atty. Molo na may petsang Oktubre 12, 2011 gayundin ang sipi ng Transfer


Certificate of Title No. T-123456 na nakapangalang kay Maria Santos, kasal kay Pedro Santos, na ang katulad ng mga sipi ay nasa husgado na at namarkahan na bilang Exhibits “C”at “D”, mangyaring sabihin mo kung ano ang kaugnayan nito sa Deed of Absolute Sale at titulong kakabanggit mo lamang?A40: Ang mga ito na po ang Deed of Absolute Sale at titulong tinutukoy ko.

Q41: Matapos mong malaman ang pagkalipat ng iyong nasabing lupa sa pangalan nina Maria at Pedro Santos gayong sabi mo ay hindi ka pa nabayaran, ano ang sunod mong ginawa kung mayroon man?A41: Maraming beses kong kinumpronta sina Marsha, Shirley, Isko at Maria upang ibalik na lamang nila sa aking pangalan ang aking titulo at nakahanda naman akong magbalik ng perang ibinayad nila sa bangko ngunit hindi nila ito ginawa kaya idinulog ko ang mga bagay na ito sa aming barangay upang kami ay magkaayos ngunit wala ring pag-aayos na nangyari.

Q42: Ano ang mga sumunod na nangyari?A42: Napilitan akong idulog and mga legal na suliraning ito kay Atty. Bautista.

Q43: Nalaman ba ninyo kung ano ang ginawa ng inyong abogado kaugnay sa idinulog ninyong suliranin?A43: Pinadalhan po sila ng aking abogado ng sulat.

Q44: Napag-alaman ba ninyo kung natanggap ng inyong mga inihabla ang sulat na ipinadala ng inyong abogado?A44: Opo.

Q45: Ano ang inyong katibayan upang sabihin ninyo na napadalhan at natanggap nila ang mga sulat na ipinadala ng inyong abogado sa kanila?A45: Mayroon po akong sipi ng sulat at registry receipts gayundin ng mga registry return cards na may mga kaukulang akda.

Q46: Kung ipakikita ko sa iyo ang mga sulat, registry receipt at registry return card, makikilala mo ba ang mga ito?Q46: Opo.

Q47: Aking ipinakikita sa iyo ang sipi ng sulat na may dalawang pahina at may petsang Diymebre 15, 2011 na para kina G. at Gng. Pedro Santos, G. at Gng. Isko Santos, at G. at Gng. John Puruntong, na ang katulad na sipi ay nasa husgado na at namarkahan bilang Exhibits “F” at “F-1”, maari mo bang sabihin kung ano ang kaugnayan nito sa sulat na iyong nabanggit?A47: Iyan na po ang sulat na aking binanggit.

Q48: Akin namang ipinakikita sa iyo ang sipi ng registry receipt at registry return cards na para sa mag-asawang Pedro at Maria Santos, mag-asawang Isko at Shirley Santos, at mag-asawang John at Marsha Puruntong, na ang katulad na sipi ay nasa husgado na at namarkahan bilang Exhibits “G-1”, “G-2”, “G-3”, “G-4”,


“G-5” at “G-6”, ayon sa pagkakasunod, maari mo bang sabihin kung ano ang kaugnayan nito sa registry receipt at registry return cards na iyong nabanggit?A48: Iyan na po ang registry receipt at registry return cards na aking binanggit.

Q49: Napag-alaman mo ba kung tumugon ang mga inihabla mo sa kasong ito sa sulat na ipinadala ng iyong abogado?A49: Opo, napag-alaman kong nagtungo sila sa tanggapan ni Atty. Bautista ngunit wala rin silang ginawa upang ayusin ang nasabing legal na usapin.

Q50: Ano pang hakbang ang sunod mong ginawa kung mayroon man?A50: Sang-ayon na din po sa payo ng aking abogado at sapagkat kapatid ko naman si Marsha at pamangkin ko si Shirley ay minabuti kong dumulog na muli sa aming barangay at mga ilang tao din na nagsikap na ayusin ang aming legal na suliranin ngunit sa kabila ng aking pagsisikap ay wala ring pag-aayos na naganap.

Q51: Ano ang iyong pruweba na idinaan mo ang usaping ito sa inyong barangay?A51: Pinagkalooban po ako ng aming barangay ng Katibayan Upang Makadulog sa Hukuman matapos na walang pagkakasundong naganap sa amin.

Q52: Kung ipakikita ko ba ang sipi ng nasabing Katibayan Upang Dumulog sa Hukuman ay makikilala mo ba ito?A52: Opo.

Q53: Aking ipinakikita sa iyo ang sipi ng Katibayan Upang Dumulog sa Hukuman na may petsang Enero 31, 2012 na ipinagkaloob ng Tanggapan ng Punong Barangay, na ang katulad na sipi ay nasa husgado na at namarkahan bilang Exhibit “H”, maari mo bang sabihin kung ano ang kaugnayan nito sa Katibayan Upang Dumulog sa Hukuman iyong nabanggit?A53: Iyan na po ang Katibayang aking binanggit.

Q54: Matapos kang mapagkalooban ng Katibayan Upang Dumulog sa Hukuman, ano pa ang sunod mong ginawa?A54: Ako ay nagtungong muli sa Tanggapan ng Registry of Deeds at doon ay humingi ako ng katibayan ng pinagbayarang mga buwis sa BIR at ako naman ay pinagkalooban ng sipi ng Certificate Authorizing Registration na siyang pinagbasehan ng tanggapan ng Registry of Deeds upang ilipat na pangalan nina Maria at Pedro Santos ang aking lupa.

Q55: Kung ipakikita ko ba ang sipi ng nasabing Certificate Authorizing Registration sa Hukuman ay makikilala mo ba ito?A55: Opo.

Q56: Aking ipinakikita sa iyo ang sipi ng Certificate Authorizing Registration sa ilalim ng CAR 2011 00123456 na may petsang Oktubre 20, 2011, na ang katulad na sipi ay nasa husgado na at namarkahan bilang Exhibit “E”, maari mo bang sabihin kung ano ang kaugnayan nito sa Certificate Authorizing Registration iyong nabanggit?A56: Iyan na po ang Certificate na aking nabanggit.


Q57: Maari mo bang sabihin kung ano ang dahilan at humingi ka ng Certificate Authorizing Registration sa tanggapan ng Registry of Deeds?A57: Minabuti ko pong humingi ng nasabing Certificate Authorizing Registration upang makumpirma ko sa BIR kung tunay na nabayaran ang mga karampatang buwis na dapat ay binayaran sa BIR na siya namang naging basehan ng tanggapan ng Registry of Deeds, Tanauan City branch upang ilipat ang titulo ng aking lupa sa pangalan nina Maria at Pedro Santos.

Q58: Nakumpirma mo ba sa BIR ang nasabing Certificate Authorizing Registration?A58: Opo at napag-alaman kong ito ay peke at hindi para sa aking lupa ang pagbabayad na ginawa sa ilalim ng numerong nakasaad dun.

Q59: Ano naman ang iyong basehan upang sabihin na peke ang nasabing Certificate Authorizing Registration?A59: Hindi po ako binigyan ng anumang sertipikasyon o patunay ng mga kawani ng BIR ngunit nangako naman sila na sila ay haharap sa husgado kung sakaling magkaroon ng kaso at sila ay ipatawag.

Q60: Matapos kang magpa-tsek sa BIR, ano naman ang sunod mong ginawa kung mayroon pa?A60: Ako po ay napilitan nang magsampa ng kaso laban sa mag-asawang Pedro at Maria Santos, mag-asawang Isko at Shirley Santos, at mag-asawang John at Marsha Puruntong.

Q61: Ano ang naging usapan ninyo ng iyong abogado hinggil sa pagsasampa ng kasong ito?A61: Ako po ay nakipagkasundo sa aking abogado na isampa sa husgado ang kasong ito at ako ay nagbayad para sa kanyang legal na serbisyo sa halagang Isang Daang Libong Piso (Php 100,000.00) bilang Acceptance Fee at kada pagdinig na na gagawin sa kasong ito ay magbabayad naman ako ng halagang Limang Libong Piso (Php 5,000) bilang kanyang Appearance fee.

Q62: Maari mo bang sabihin sa husgadong ito kung sino ang namomosisyon sa kasalukuyang lupang pinag-uusapan sa kasong ito?A62: Ako po ang namomosisyon sa lupang ito simula nang magmay-ari ako nito noon pang taong 1990 hanggang sa kasalukuyan.

Q63: Matapos na mailipat ang titulo ng lupa sa pangalan ni Maria at Pedro Santos, may alam ka bang anumang isinagawa nila sa lupang ito?A63: Wala po silang ginawa sapagkat hindi sila kailanman pumunta sa lupang pinag-uusapan sa kasong ito kahit na nailipat nila ang titulo sa kanilang pangalan.

Q64: Sino ang nagbabayad ng buwis para sa lupang pinag-uusapan?A64: Ako po ang nagbabayad ng buwis sa lupang ito hanggang taong 2011 ngunit simula taong 2012 ay hindi ko na binayarang ang buwis para dito.

Q65: Ano ang dahilan at hindi mo na binayaran ang buwis simula taong 2012?


A65: Napag-alaman ko po na simula taong 2012 ay ipinakansela na nina Maria at Pedro Santos ang aking pamuwisan sa tanggapan ng Municipal Assessor sa Lungsod ng Tanauan.

Q66: Ano ang inyong katibayan upang sabihin mo na naipakansela na ang iyong pamuwisan simula taong 2012?

A66: Kumuha po ako ng mga sipi ng mga Tax Declarations ng lupang pinag-uusapan sa kasong ito na nakapangalan pa sa akin at sipi ng mga Tax Declarations na nakapangalan na sa Mag-asawang Pedro at Maria Santos.

Q67: Kung ipapakita ko sa iyo ang mga Tax Declarations na ito, makikilala mo ba ang mga ito?A67: Opo.

Q68: Aking ipinapakita sa iyo ang mga sipi ng Tax Declarations Nos. 011-01018, 011-01019, 011-01020 na pawing nakapangalan kay Juan Dela Cruz at Tax Declaration Nos. 011-01109, 011-01110 at 011-01111, na pawang nakapangalan naman kay Maria Santos, kasal kay Pedro Santos, na namarkahan na bilang Exhibits “I”, “I-1” at “I-2”, “J”, “J-1” at “J-2”, ayon sa pagkakasunod-sunod, maaari mo bang sabihin kung ano ang kaugnayan nito sa mga Tax Declarations na iyong binanggit?A68: Iyan na po ang mga Tax Declarations na aking nabanggit. Ang naunang tatlong (3) Tax Declarations ay nakapangalan sa akin ngunit kinansela na at inilipat na ang pamuwisan sa pangalan nina Maria at Pedro Santos gaya ng makikita sa huling tatlong (3) Tax Declarations.

Q69: Matapos na maisampa ang kasong ito, mayroon bang bayarang naganap kaugnay ng lupang pinag-uusapan sa kasong ito?A69: Wala pong bayarang naganap sa pagitan ko at sa sinuman sa mga inihabla ko sa kasong ito bago o matapos kong isampa ang kasong ito.

Q70: Maliban sa gugol sa abogado, mayroon ka pa bang ibang kaperwisyuhan na natamo kaugnay ng pagkalipat ng iyong titulo sa pangalan nina Maria at Pedro Santos?A70: Opo, bukod sa gugol sa abogado, ako ay napilitang gumastos para sa filing fee na kaakibat sa pagsasampa ng kaso bukod pa sa abalang idinulot nito sa akin. Gayundin, ang ginawang pagsasabwatan ng mga taong aking inihabla upang ilipat ang titulo sa pangalan nina Maria at Pedro Santos nang wala akong pagsang-ayon at labag sa aking kalooban at wala ring anumang kabayarang ibinigay sa akin ay nagdulot ng insulto at labis na kahihiyan sa aking pagkatao na dahilan upang ako ay labis na mabahala, hindi makatulog at magambala ng husto.

Bilang patotoo sa mga isinalaysay ko sa Judicial Affidavit na ito ay inilagda ko ang aking pangalan ngayong ika-1 ng Pebrero, 2012 dito sa Lungsod ng Tanauan.

Juan Dela Cruz Affiant


SUBSCRIBED AND SWORN to before me this 1st day of February, 2013 in City of Tanauan affiant exhibiting to me his Postal Identification Number 1234567.

NOTARY PUBLICRepublic of the Philippines

4th Judicial RegionREGIONAL TRIAL COURTTanauan City, Batangas

Branch 01

JUAN DELA CRUZ Plaintiff,

Civil Case No. 12-01-2345-vs.-

Sps. PEDRO SANTOS andMARIA SANTOS, ET. AL.,

Defendants.x----------------------------------------------x

JUDICIAL AFFIDAVIT

This judicial affidavit is being offering to show and prove the following:

a. That affiant is one of the defendants in this case;b. That the loan has been past due and that the subject property was already

the subject of extrajudicial foreclosure and auction sale;c. That Juan Dela Cruz accompanied Pedro Santos to Lipo Bank voluntarily to

make full payment of the loan obligation to deter the auction sale of the subject property;

d. That the consideration of the sale is P1 Million less taxes and expenses, and payment of the loan with Lipo Bank;

e. That Juan Dela Cruz from the very beginning knew that it was Sps. Maria Santos and Pedro Santos who are the buyers of the subject property;

f. That Juan Dela Cruz voluntarily and knowingly executed a Deed of Absolute Sale in favor of Maria Santos married to Pedro Santos which Deed of Sale was notarized by Atty. Quizon in the presence of the plaintiff Juan Dela Cruz;

g. That the consideration/purchase price was paid by Sps. Pedro and Maria Llarena, initial payment was made with Lipo Bank representing the loan obligation of Juan Dela Cruz and the balance after expenses is now in the possession of Marsha Puruntong and holds it in trust for Delia Maleda, the real and beneficial owner of the subject property;

h. To prove damages sustained by Sps. Maria Santos and Pedro Santos due to the malicious filing of the above-titled suit;

i. To prove all the other material allegations in the Answer as the instant judicial affidavit may be relevant thereto.

Preliminary Statement


Ako po si Maria Santos 54 taong gulang, may asawa at nakatira sa Bubuyog, Tanauan City at isang maybahay.

Ang nagtatanong po sa akin ay si Atty. Hetty Sison at may pahatirang sulat sa 101 People’s Crossing, Calamba City. Ang pagtatanong ay ginanap din sa naturang lugar at opisina.

Akin pong sinagot ang kanyang mga katanungan na lubusan kong nauunawaan at pinanunumpaan at ako po ay maaaring maharap para sa kasong criminal na “false testimony at perjury.”

MGA TANONG AT SAGOT

Q1. Gng. Saksi kayo po ba si Maria Santos na isa sa mga inihabla sa kasong ito?A1. Opo.

Q2. Sinu-sino pa po ba ang ibang inirereklamo sa kasong ito?A2. Ang asawa ko pong si Pedro Santos, Isko Santos, Shirley Santos, Marsha at John Puruntong.

Q3. Kilala nyo po ba si Juan Dela Cruz, ang nagsasakdal sa inyo sa kasong ito?A3. Opo.

Q4. Bakit nyo po siya nakilala?A4. Dahil siya po ay tiyuhin ng aking bayaw na si Isko Santos.

Q5. Bukod po sa pagiging tiyuhin ni Isko Santos mayroon po ba kayong naging transaksyon kay Juan Dela Cruz?A5. Opo.

Q6. Ano po ang naging transaksyon ninyo kay Juan Dela Cruz?A6. Ako po at aking asawa ang bumili ng lupa kay Juan Dela Cruz.

Q7. Ang transaksyon nyo po ng bilihan ni Juan Dela Cruz ay nakasaad sa isang kasulutan?A7. Opo ito po ay nakasaad sa kasulutan ng bilihang tuluyan o Deed of Absolute Sale.

Q8. Maari nyo po bang ipakita ang kasulutang bilihan tuluyan o Deed of Absolute Sale na inyong sinasabi?A8. Opo narito po.

Q9. Ang Kasulatan ng Bilihang Tuluyan o Deed of Absolute Sale ay minarkahan na bilang Exhibit “4” at ang lagda ni Juan Dela Cruz ay aking minarkahan bilang Exhibit 4-a, alam nyo po kung kaninong lagda ito?A9. Opo kay Juan Dela Cruz po.


Q10. Bakit nyo po alam na kay Juan Dela Cruz ang lagdang ito?A10. Nakita ko po nang siya ay lumagda sa kasulatan na Deed of Absolute Sale.

Q11. Akin din pong minamarkahan ang lagda sa ibabaw ng pangalan ni Maria Santos bilang Exhibit 4-b, alam nyo po ba kung kaninong lagda ito?A11. Sa akin po.

Q12. Saan nyo po ba nilagdaan ang kasulatan ng Bilihang Tuluyan o Deed of Absolute Sale?A12. Sa harapan po ng Notaryo Publiko na si Atty. Quizon.

Q13. Akin pong inilalakip sa inyong Sinumpaang Salaysay (Judicial Affidavit) ang Exhibit “4” na isusumite sa korte kung saan nakabinbin ang kasong ito, pinagtitibay nyo ba ang aking aksyon?A13. Opo.

Q14. Ano po ba ang property o ari-arian na nasasakop sa Bilihan Tuluyan o Deed of Absolute Sale?A14. Isa pong pasela ng lupa na may sukat na 410 metro kwadrado at mga gusaling nakatayo dito (residential & commercial building) na may sukat na 58.5, 42 at 24 metro kwadrado na matatagpuan sa Brgy. Bubuyog, Tanauan City, Batangas at nasasakop sa Titulo Blg. CLOA 363.

Q15. Magkano po ba ang aktuwal na bilihan ng lupa at ang mga gusaling nakatayo dito?A15. Isang Milyon po.

Q16. Nasabi nyo po na ang aktuwal na bilihan ng lupa ay Isang Milyon hindi po ba?A16. Opo.

Q17. Bakit po naman sa inyong Bilihang Tuluyan ay P550,000.00 lamang ang nakasaad?A17. Sapagkat ang amin pong napagkasunduan na sa Isang Milyon kabuuang halaga ng lupa ay babawasin ang kabuuang utang na binayaran sa Lipo Bank, ang share sa capital gains tax at documentary stamps tax, komisyon ng ahente, bayad sa pagpapanotaryo, at iba pang gastusin sa pagpapalipat ng titulo galing kay Juan Dela Cruz patungo sa amin na bumili.

Q18. Maari nyo po bang sabihin kung paano po nagsimula ang bilihan ninyo ni Juan Dela Cruz?A18. Ang akin pong bayaw na si Isko Santos ay sinabi sa akin na ibinebenta na daw po ang lupang nabanggit ko sapagkat maiilit na ito ng bangkong Lipo Bank kung saan ito ay isinangla. Ang lupa at ang mga nakatayo po sa lupa ay ipagbibili na ng Sheriff.

Q19. Mayroon po ba kayong katibayan na ang lupa at ang mga gusaling nakatayo dito ay ipagbibili na ng Sheriff?A19. Opo ang Sheriff’s Notice of Sale at Petition for Extrajudicial Foreclosure of Real Estate Mortgage.


Q20. Maari nyo po bang ipakita ang sinasabi ninyong Sheriff’s Notice of Sale at Petition for Extrajudicial Foreclosure of Real Estate Mortgage?A20. Opo narito po.

Q21. Ang Certified Photocopy ng sheriff’s Notice of Sale ay minarkahan na bilang Exhibit “5” at ang Petition for Extrajudicial Foreclosure of Real Estate Mortgage ay minarkahan na bilang Exhibit “6”, “6-a”, “6-b”. Akin pong inilalakip sa inyong Sinumpaang Salasay (Judicial Affidavit) ang Exhibit 5, 6, 6-a, 6-b na isusumite sa korte kung saan nakabinbin ang kasong ito, pinagtitbay nyo ba ang aking aksyon?A21. Opo.

Q22. Saan po kayo nakakuha ng kopya ng Sheriff’s Notice of Sale at Petition for Extrajudicial Foreclosure of Real Estate Mortgage?A22. Sa tanggapan po ng Clerk of Court and Ex-Officio Sheriff, Regional Trial Court, Tanauan City.

Q23. Nang malaman nyo po sa inyong bayaw na ang lupa ay ibinebenta sapagkat ito ay maiilit na at ibinibenta na ng sheriff, ano po ang sinabi ninyo?A23. Sinabi ko po na kaawa-awa naman si Juan Dela Cruz at sasabihin ko sa aking asawang si Pedro na kung maari naming bilhin ang lupa para matulungan si Juan Dela Cruz sapagkat hindi na po naman iba sa amin si Juan sapagkat ang pamangkin niyang si Shirley ay asawa ng aking bayaw na si Isko.

Q24. Nakausap nyo po ba ang inyong asawa?A24. Opo.

Q25. Ano po ang sinabi niya?A25. Marami po siyang tinatanong tungkol sa lupa na kung magkano, kung saan ang lokasyon ng lupa at bakit ibinebenta? Sinagot ko naman po ang kanyang mga tanong kaya’t nagkasundo nga po kaming mag-asawa na bilhin na ang lupa upang matulungan nga po si Juan Dela Cruz kaysa naman po mailit lamang ng Lipo Bank sa napakaliit na halaga.

Q26. Sa pagkakalaam nyo po magkano po ba naisangla ito sa Lipo Bank?A26. Ang alam ko po ay P100,000.00

Q27. Matapos po ninyong mapagkasunduan ng inyong asawa na bilhin ang lupa na nasa pangalan ni Juan Dela Cruz ano po ang sumunod na nangyari?A27. Nagpadala na po ang aking asawang si Pedro Santos ng pera para maipambayad muna sa pagkakautang ni Juan Dela Cruz sa Lipo Bank.

Q28. Matapos pong makapagpadala ang iyong asawa ng pera ano po ang sumunod na nangyari?A28. Nagpunta na po kami sa Lipo Bank upang bayaran nang buo ang pagkakautang ni Juan Dela Cruz.

Q29. Sinu-sino po ang kasama ninyo sa Lipo Bank nang kayo ay magbayad?


A29. Ako po, si Juan Dela Cruz, Isko Santos, Shirley Santos, Anna Miranda na pamangkin ni Juan Dela Cruz.

Q30. Nakarating po ba kayo sa Lipo Bank upang bayaran ang utang ni Juan Dela Cruz?A30. Opo.

Q31. Ano po ang nangyari nang kayo ay nasa Lipo Bank na?A31. Kinausap po ni Juan Dela Cruz ang staff ng Lipo Bank na Harry Sulot daw po ang pangalan at sinabi nga po ni Juan Dela Cruz na babayaran na ng buo ang pagkakautang. Tinanong pa nga po ni Harry Sulot kung sino ang nakabili sa lupa at itinuro nga po ako ni Juan Dela Cruz na nakabili.

Q32. Nabayaran nyo po ba ang pagkakautang sa Lipo Bank?A32. Opo magkaharap po kaming dalawa ni Juan Dela Cruz sa Teller nang bayaran ko ang utang sa Lipo Bank.

Q33. Magkano po ang inyong binayaran?A33. P234,862.46 po.

Q34. Mayron po ba kayong katibayan ng pagbabayad ninyo ng pagkakautang sa Lipo Bank.A34. Mayroon po. Ang Official Receipt po na ibinigay ng Lipo Bank.Q35. Maari nyo po bang ipakita ang Official Receipt na inyong sinasabi?A35. Narito po. (ibinigay ang Official Receipt)

Q36. Ang Official Receipt po na ibinigay ng Lipo Bank na may petsang 29 Sept 2011 ay namarkahan bilang Exhibit B ng plaintiff at minamarkahan din bilang ebidensya ng inirereklamo bilang Exhibit 12. Ang Exhibit 12 po ay aking inilalakip sa inyong Sinumpaang Salaysay (Judicial Affidavit) na isusumite sa Regional Trial Court, pinagtitibay nyo po ba ang aksyon?A36. Opo.

Q37. Matapos nyo pong mabayaran ang pagkakautang sa Lipo Bank ano pa po ang sumunod na nangyari?A37. Iyon nga po ibinigay po sa akin ang resibo sapagkat ako po naman ang nagbayad at ibinigay po kay Juan Dela Cruz ang titulo at sinabi sa amin na balikan na lamang daw po namin ang Release of Mortgage sapagkat aayusin pa at pagkatapos po ay kami ay lumabas na ng Lipo Bank.

Q38. Matapos po kayong manggaling sa Lipo Bank ano pa po ang sumunod na nangyari?A38. Kami po muna ay kumain sa Beeges restaurant sapagkat tanghalian na. Matapos po naming kumain ay nagpaalam na sina Juan Dela Cruz at Anna Miranda at si Juan Dela Cruz po ay humingi sa akin ng P2,000.00 sapagkat wala daw po siyang kapera-pera.

Q39. Binigyan nyo po ba si Juan Dela Cruz ng P2,000.00 katulad ng hinihingi niya?


A39. Opo at pagkabigay ko po ay iniabot din po niya ang titulo ng lupa at sinabi sa akin na “kayo naman ang mag-aayos nito, kayo na ang bahala dito” at nauna na po silang umuwi.

Q40. Ano pa po ang sumunod na nangyari kung mayroon man?A40. Nagpunta po kami nila Isko at Shirley Santos sa opisina ni Atty. Molo upang magtanong kung paano ang pagpapagawa ng Deed of Absolute Sale subalit wala si Atty. Molo kaya kami ay nagpunta sa opisina ni Atty. Quizon.

Q41. Natagpuan nyo po ba si Atty. Quizon sa kanyang opisina?A41. Opo at tinanong namin kung ano ang kailangan sa pagpapagawa ng Deed of Sale. Tinanong po niya ang detalye ng Titulo at nabanggit namin na ito ay isinangla sa bangko at sinabi niya na kailangan daw ang Release of Mortgage bago niya gawin ang Deed of Sale. Sapagkat wala pa naman ang Release of Mortgage ay sinabi namin na babalik na lamang kami at kami ay umuwi na.

Q42. Ano pa po ang sumunod na pangyayari?A42. Nagbalik po kami sa Lipo Bank isang linggo makaraan ang Setyembre 29, 2011 subalit hindi pa rin daw po napirmhaan ang Release of Mortgage sapagkat ang pipirma daw po ay nasa Bikol at kami daw po ay bumalik ulit sa loob ng isang linggo.

Q43. Nagbalik po ba kayo sa Lipo Bank makalipas ang isang linggo?A43. Opo.

Q44. Nang kayo po ay magbalik sa Lipo Bank sa ikalawang pagkakataon sino po ang inyong Kasama?A44. Kami po nina Juan Dela Cruz, Isko at Shirley Santos.

Q45. Kailan po kayo eksakto nagbalik sa Lipo Bank?A45. Nagbalik po kami noon Oktubre 10, 2011.

Q46. Nong Oktubre 10, 2011 nang magbalik kayo sa Lipo Bank nakuha nyo na po ba ang Release of Mortgage?A46. Opo.

Q47. Maari nyo po bang ipakita ang Release of Mortgage na inyong sinasabi?A47. Opo narito po.

Q48. Ang Release of Real Estate/Chattel Mortgage ay minarkahan na bilang Exhibit “8”. Akin pong inilalikip sa inyong Sinumpaang Salaysay (Judicial Affidavit) ang Exhibit “8” pinagtitibay nyo po ba ang aking aksyon?A48. Opo.

Q49. Matapos nyo pong makuha sa Bangko ang Release of Real Estate/Chattel Mortgage ano po ang sumunog na nangyari?A49. Kami po naman ay dumiretso na sa Register of Deeds upang ipakansela ang Mortgage.

Q50. Nakansela po ba ang Mortgage o sangla?


A50. Opo.

Q51. Matapos po kayong magpunta sa Register of Deeds ano po ang sumunod na nangyari?A51. Kami pong dalawa ni Juan Dela Cruz ay nagtungo na sa opisina ni Atty. Quizon upang magpagawa at pumirma na ng Deed of Sale.

Q52. Natagpuan nyo po ba si Atty. Quizon sa kanyang opisina?A52. Opo.

Q53. Ano po ang nangyari nang kayo ay nasa opisina na ni Atty. Quizon?A53. Sinabi ko nga po na kami ay magpapagawa ng Deed of Absolute Sale at kasama ko po ang may-ari ng lupa at ipinakita ko po ang kaukulang dokumento katulad ng nasabi na niya nang kami ay unang nagsadya sa kanya para magawa na ang Deed of Sale.

Q54. Ano pa po ang nangyari nang kayo ay nasa tanggapan ni Atty. Quizon?A54. Kami pong dalawa ni Juan Dela Cruz ay pumirma sa dokumento na Deed of Absolute Sale sa harapan ni Atty. Quizon.

Q55. Bago po kayo pumirma sa Deed of Absolute Sale kaharap si Atty. Q, ano po ang ginawa ni Atty. Quizon?A55. Ipinabasa po muna niya sa aming dalawa ni Juan Dela Cruz ang nilalaman ng Deed of Absolute Sale.

Q56. Matapos po ninyong mabasang dalawa ni Juan Dela Cruz ang Deed of Absolute Sale ano po ang sumunod na nangyari?A56. Nang mabasa po namin ang ginawa niyang Deed of Absolute Sale tinatanong po kaming dalawa ni Juan Dela Cruz ni Atty. Quizon kung naunawaan daw po namin ang nilalaman ng Deed of Absolute Sale. At sumagot naman kami na “opo” naunawaan po namin.

Q57. Ang sinasabi nyo po bang dokumento na Deed of Absolute Sale ay ang dokumento na minarkahan bilang Exhibit “4”?A57. Opo.

Q58. Noong pumirma po ba ng dokumento na Deed of Absolute Sale si G. Juan Dela Cruz hindi po ba niya hiningi ang kakulangang bayad sa lupa ayon sa inyong napagkasunduan?A58. Hindi po.

Q59. Bakit po sa inyong pagkakaalam ay hindi niya hiningi ang kakulangang bayad?A59. Sapagkat alam po naman niya na ang kakulangang bayad ay aking ibibigay sa kanyang kapatid na si Marsha ayon na rin sa utos ni Delia Maleda sapagkat ang sabi po naman sa akin ni Marsha ay talagang nagmamay-ari ang lupa ay si Delia Maleda.


Q60. Alam po ba ni Juan Dela Cruz na ang napagkasunduang presyo ay isang milyon at babawasin ang kaukulang gastusin katulad ng mga buwis at utang sa Lipo Bank?A60. Sa pagkakaintindi ko po ay alam na niya at siya ay pumapayag sapagkat pumirma naman po siya sa Deed of Absolute Sale at una na nga po ay nagbayad na kami ng kanyang utang sa Lipo Bank.

Q61. Matapos po kayong makapagpirmahan ng Deed of Absolute Sale sa tanggapan ni Atty. Quizon, ano pa po ang sumunod na nangyari?A61. Noon pong Oktubre 14, 2011 ay ibinigay ko kay Marsha ang kabuuang bayad sa isang milyon matapos maibawas ang mga gastusin katulad ng bayad sa utang sa bangko at mga gagastusin upang mailipat ang titulo sa aming pangalan.

Q62. Bakit po kay Marsha ninyo ibinigay ang kakulangang bayad?A62. Sapagkat ang sabi po sa akin ni Marsha ay siya po ang inatasang tumanggap ng pera ng tunay na nagmamay-ari ng lupa na si Delia Maleda. At komo nga po magkakapatid naman silang tatlo ay nagtiwala po ako at sila naman po ang magkakausap.

Q63. Alam po ba ito ni Juan Dela Cruz?A63. Sa pagkakalaam ko nga po ay alam naman ni Juan Dela Cruz ang lahat lahat ukol sa bilihan sapagkat kusa po naman siyang sumama sa amin sa Lipo Bank, alam niya na kami ang bibili ng lupa at kusang loob di po siyang pumirma sa Deed of Absolute Sale at hindi naman po siya nagtanong sa amin kaya naman po masasabi kong alam niya ang lahat tungkol sa bilihan.

Q64. Mayroon po ba kayong katibayan na ibinigay ninyo ang kabuuang bayad para sa bilihan ng lupa kay Marsha?A64. Opo. Narito po. (ibinigay ang dokumento)

Q65. Sa dokumento pong ito ay may lagda sa ibabaw ng pangalan ni Marsha. Kanino pong lagda ito?A65. Kay Marsha po.

Q66. Paano po ninyo nalaman na ito ay lagda ni MarshaA66. Pinirmahan niya po ang dokumento sa aking harapan.

Q67. Ang dokumento po may petsa 10/14/2011 na nagsasabing "Ako si Marsha tumangap ng halagang (P712,183.54) seven hundred twelve thousand, one hundred eighty three pesos and fifty four centavos. Sa kabuuang bayad ng maalis ang gastos. Kabayaaran ito sa lupang isinangla sa banko at tuluyang ibinenta ni Juan Dela Cruz kay Maria Santos kapwa nakatira sa Tanauan City, Batangas. Ako bilang kapatid ng may-ari mismo ng lupang ito na si Delia Maleda ay inatasan niya na tumanggap ng nasabing bayad sa lupa" ay minarkahan bilang Exhibit 10 at ang lagda sa ibabaw ng pangalan ni Marsha ay minarkahan bilang Exhibit 10-a. Ang Exhibit "10" po ay inilalakip ko sa inyong Sinumpaang Salaysay ito po ba ay inyong pinagtitibay?A67. Opo


Q68. Matapos nyo pong mabayaran ng buo ang halaga ng lupa ano pa po ang inyong ginawa kung mayroon man?A68. Sapagkat hindi po naman ako marunong ng proseso sa pagpapaayos ng paglilipat ng titulo mula kay Juan Dela Cruz papunta sa aming mag-asawa ay kinausap po namin si Crisanta Basilio na "ini-refer" po sa amin na nag-aayos ng pagpapalipat ng titulo?

Q69. Ano po ang sinabi sa inyo ni Basilio?A69. Nang kami po ay nag-uusap tinawagan niya po ang taga-BIR upang tanungin kung magkano ang mga buwis at kabuuang halaga ng babayaran sa RD at sa munisipyo upang mapalipat sa aming pangalan ng aking asawa ang titulo at matapos nga po niyang makausap ang taga-BIR ay sinabi ni Basilio sa amin na ang kabuuang halaga ng babayaran ay P90,000.00 at siva na daw po ang bahalang maglakad at mag-ayos.Q70. Nagbigay po ba kayo ng halagang P90,000.00?A70. Opo.

Q71. Mayroon po ba kayong katunayan na nagbigay kayo ng halagang P90,000.00.A7l. Opo mayroon po siyang pinirmahang papel.

Q72. Maari nyo po bang ipakita ang papel na inyong sinasabi?A72. Opo narito po. (Ibinibigay ang dokumento)

Q73. Ang dokumento po may petsa 10/14/11 na nagsasabing "Received from Maria the amount of Ninety Thousand Pesos as payment for the transfer of CLOA title of property at Tanauan City. Expenses included are: Capital Gains Tax, Doc. Stamps, Transfer Tax, Notarial Fees, Registration from RD & Assessor, Issuance of New Title and other miscellaneous expenses" ay minarkahan bilang Exhibit 11. Ang Exhibit "11" po ay inilalakip ko sa inyong Sinumpaang Salaysay ito po ba ay inyong pinagtitibay?A73. Opo.

Q74. Dito sa dokumentong ibinigay ninyo ay may pirma sa ibabaw ng pangalan ni Basilio alam nyo po kung kaninong pirma ito?A74. Kay Basilio po.

Q75. Bakit po ninyo alam na kay Basilio ang pirmang ito?A75. Kaharap po ako nang pinirmahan nya ang dokumento at kasabay ko din pong ibinigay sa kanya ang pera at ang mga kaukulang dokumento kasama ang orihinal na titulo para sa paglilipat ng pangalan ng titulo sa amino Akin pong minamarkahan ang lagda ni Basilio bilang Exhibit "l1-a."

Q76. Matapos nyo pong makapagbigay ng kaukulang halagang P90,000.00 kasama na rin ang mga dokumento kay Basilio ana po ang sumunod na nangyari?A76. Makaraan po ang dalawang linggo ay ibinigay sa akin ni Basilio ang Titulo Silang T-123456at ang mga Tax Declaration na nasa akin nang pangalan at ng aking asawang si Pedro Santos.


Q77. Maari nyo po bang ipakita ang sinasabi ninyong Titulo Bilang T-123456 at ang mga Tax Declaration?A77. Opo, narito po.

Q78. Ang Titulo Bilang T-123456 na nasa pangalan ni Maria Santos married to Pedro Santos ay minarkahan bilang Exhibit "1" at ang Tax Declaration of Real Property ay minarkahan bilang Exhibit 2 and 3. Ang Exhibit "1", "2" and "3" po ay inilalakip ko sa inyong Sinumpaang Salaysay (Judicial Affidavit) ito po ba ay inyong pinagtitibay?A78. Opo.

Q79. Matapos na pong maipasalin sa inyong pangalan ang titulo ng lupa ano na po ang inyong ginawa?A79. Pinapunta ko ho sa lupa na aming nabili kay Juan Dela Cruz ang aking dalawang anak at mga pinsan upang ipalinis na ang lugar subalit hindi sila pinapasok ng nakatira doon na si Anna Miranda sapagkat hindi raw sila aalis doon.

Q80. Ano po ang ginawa ninyo matapos ang pangyayaring iyon?A80. Hindi na po kami nagpumilit sapagkat ayaw po naman namin ng gulo at kami naman po ay mga tahimik na tao.

Q81. Matapos po ang insidenteng iyon ano pa po ang sumunod na pangyayari kung meron man?A81. May natanggap po akong sulat na galing sa Brgy. Bubuyog na maghaharap kami sa barangay upang magkaayos.

Q82. Ano po ang nangyari sa Barangay o napag-usapan sa Barangay?A82. Hindi po nagkaayos sa barangay sapagkat noong unang pulong pa lamang ay matataas na ang boses ni Juan at ng pamangkin niyang si Anna tapos po ay nag walk-out sila kaya nagtapos ang unang pulong na walang nangyari. Nang ikalawa pong patawag ng Barangay hindi na dumating sila Juan. Dala na po ni Marsha Puruntong ang pera para ibigay na kay Juan at nang matapos na sapagkat lagi niyang sinasabi na wala siyang natatanggap kahit singko subalit hindi na dumating si Juan kahit pa sinundo na siva ng mga kinatawan ng Barangay.

Q83. Matapos ang pagpupulong sa barangay na hindi sila dumating ano pa po ang mga sumunod na pangyayari?A83. Nakatanggap ho kami ng imbitasyon galing kay Atty. MJ Bautista.

Q84. Nagpunta po ba kayo kay Atty. Bautista?A84. Opo.

Q85. Ano po ang nangyari sa pag-uusap kay Atty. Bautista?A85. Sinabi nya nga po sa amin na magseset siya ng petsa na maghaharap-harap kami nila Juan sa kanyang opisina subalit sinabi po ng aking bayaw na si Isko na hindi kami papayag na dito kami mag-usap dahil sa aming palagay ay parang hindi "neutral" ang lugar at parang magiging "one-sided" lang sapagkat abogado siya ni Juan. Kaya sinabi sa amin ni Atty. Bautista na mag-ayos na lang kami sa barangay.


Q86. Sinu-sino po kayong pumunta sa opisina ni Atty. Bautista?A86. Ako, ang mag-asawang Isko at Shirley at Marsha Dela Cruz Puruntong.

Q87. Nang sinabi po sa inyo na mag-ayos na lang kayo sa Barangay ano po ang ginawa ninyo?A87. Sa ikatlong patawag ng barangay muli kaming nagharap-harap kasama sila Isko AI, Shirley, Marsha at dumating na rin po si Juan Dela Cruz. Hiniling ni Juan Dela Cruz na kami na lang dalawa ang pumasok sa opisina ni Kapitan Herman Morelos.

Q88. Ano po ang pangyayari nang magharap kayo kay Kapitan sa ikatlong pagkakataon?A88. Una pong tinanong ni Kapitan si Juan Dela Cruz na "Ano kuya Juan ang masasabi mo rito sa ipinagbili mong lupa? Ang sagot naman ng Juan ay wala ho akong natatanggap na perang ibinayad at ipinaggigiitan niya na ibalik na lang sa kanya ang titulo.

Q89. Ano po ang sinabi ni Kapitan?A89. Ay ang sabi nga po ni Kapitan ay papaano maibabalik sa iyo ang titulo ay nakapangalan na kila Maria Santos. Pagkatapos po ay tinanong naman ako ni Kapitan kung ano ang masasabi ko?

At ang sabi ko po ay "pwede kong ibalik sa iyo ang titulo kaya lang yung sinasabi niya na kami pa din ang gagastos sa pagpapalit ng pangalan ay hindi ho ako pumayag kaya wala rin hong nangyari sa Barangay.

Q90. Matapos po ang pulong sa barangay ano pa po ang sumunod na pangyayari?A90. Nakatanggap na lang po kami ng abiso galing sa korte na kami po ay inireklamo ni Juan Dela Cruz.

Q91. Ang sinasabi ninyo po bang reklamo ay ang kasong ito na naisampa laban sa inyo?A91. Opo.

Q94. Meron pa po ba kayong gustong sabihin ukol sa kasong ito?A94. Ang masasabi ko lang ho ay kung tutuusin ho ay wala na kaming problema sapagkat nakapagbayad na kami at pumirma naman si Juan Dela Cruz ng kusang loob sa Deed of Absolute Sale na nangangahulugan na kami ay nagkasundo sa pagbebenta ng lupa.

Q95. Meron pa po ba kayong ibang sasabihin?A95. Kung gusto po nilang ibalik sa kanila ang titulo tulad ng sinasabi nila ay ibalik po nila ang pera namin at lahat ng nagastos at sila rin ang gumastos sa pagpapalipat sapagkat natulungan naman namin si Juan Dela Cruz upang hindi mailit ang lupa at hindi na lumaki pa ang babayaran sa Lipo Bank.

Q95. Bukod po sa inyong kahilingan na maibalik sa inyo ang inyong pera at ang lahat ng inyong nagastos, mayroon pa po ba kayong nais hilingin sa kagalang-galang na hukuman?


A95. Opo. Nais ko pong hilingin sa kagalang-galang na hukuman na pagbayarin si Juan Dela Cruz ng halagang P100,000.00 para sa "moral damages" sapagkat ang kasong ito na isinampa niya sa amin na wala namang basehan ay nagdulot ng labis na pagkabahala at pagkakasakit lalo na po sa aking asawa na nanininilbihan sa ibang bansa upang kumita lamang; gayon din po ng halagang P100,000.00 para sa "exemplary damages" upang siya po ay hindi na pamarisan at gayundin po ang gugol sa abogado na halagang P100,000.00 at P2,000.00 sa bawat pagharap sa korte.

IN WITNESS WHEREOF, I have hereunto signed my name this ____ day of April, 2013 at Calamba City.

MARIA SANTOSAffiant

SUBSCRIBED AND SWORN to before me this __ day of April, 2013 at Calamba City affiant exhibiting to me her ________________________as evidence of identity.

ATTESTATION

I, Hetty Sison, with office address at 101 People’s Crossing, Calamba City attest under oath as follows:

I personally conducted the interrogation of Maria Santos of Brgy. Bubuyog, Tanauan, Batangas in Civil Case No. 12-01-2345 filed before the Regional Trial Court, Tanauan City, Branch 01. I faithfully recorded the questions I asked Mrs. Maria Santos and the answers she gave me; and neither I nor any other person then present coached Mrs. Santos regarding her answers.

SUBSCRIBED AND SWORN to before me this __ day of March 2013 at Calamba City by affiant who is personally known to me.

Doc. No. ____Page No. ____ Notary PublicBook No. ____Series of 2013

Copy furnished:

ATTY. MARLO BAUTISTACounsel for the Plaintiff


Tanauan City, Batangas

REPUBLIC OF THE PHILIPPINESREGIONAL TRIAL COURT OF BATANGAS

FOURTH JUDICIAL REGIONBRANCH 1, TANAUAN CITY

JUAN R. DELA CRUZ,Plaintiff

-versus-

SPOUSES PEDRO SANTOS, CIVIL CASE NO. 12-01-2345AND MARIA SANTOS, SPOUSES FOR DECLARATION OF ISKO AL SANTOS AND SHIRLEY NULLITY OF THE DEED OF THESANTOS, SPOUSES MARSHA DEED OF ABSOLUTE SALE,PURUNTONG AND JOHN CANCELLATION OF TRANSFERPURUNTONG, CERTIFICATE OF TITLE NO.

Defendants. T-987654 WITH DAMAGESX ------------------------------------------------------X

TERMS OF REFERENCE

Having considered the Drafts of the Terms of Reference that counsels submitted and having consulted both parties and their counsels during the preliminary conference regarding the matters it should contain, the Court is issuing the following Terms of Reference in the case:

1. Summary of the Admitted Facts

Lot 23 in Barangay Bubuyog, Tanauan City, Batangas, with an area of 410 square meters, and covered by Transfer Certificate of Title No. CLOA-363 was registered to plaintiff Juan R. dela Cruz (Juan). Juan mortgaged it with Lipo Bank in Batangas to secure a loan but because of failure to pay, the bank foreclosed the mortgage.

To avoid total loss of the land, in September 2011 Juan’s sister defendant Marsha Puruntong (Marsha), found a buyer who would be willing to pay the outstanding obligation with the bank and pay the


balance of the purchase price to the owner. After Juan agreed, the buyer paid the loan with the bank on September 29, 2011 resulting in the release of the title and the issuance of a new one to defendants Pedro and Maria Santos.

2. Fidelity of the Attached Copies

The documents attached to the judicial affidavits of the witnesses from both sides are faithful copies, reproductions, or pictures of their originals.

3. Summary of Plaintiff’s Evidence

The evidence for Juan tends to show that he agreed to sell Lot 23 for P1,100,000.00, net of all taxes and expenses, provided that after paying the bank, the buyer would pay him the balance of the purchase price simultaneously with the execution of the deed of sale and its notarization. Marsha helped him find the buyer.

After the bank released the title, however, defendant Isko and Shirley Santos, who assisted in the sale, convinced Juan to give it to them so their undisclosed buyer could pay him immediately. Since Shirley was his niece, Juan entrusted the title to her. Later, he also agreed to execute a deed of sale with the buyer’s name left blank provided it would be notarized only in his presence when he is paid.

As it turned out, however, spouses Pedro and Maria who bought the lot registered it in their names after paying him only P1,000,000.00, short by P100,000.00, and, contrary to what was agreed upon, deducted from the price the documentary and capital gains taxes and other miscellaneous fees..

4. Summary of Defendant’s Evidence

The evidence for the defendants tend to show that it was Delia Cruz-Maleda (Delia), an American citizen, who really owned Lot 23. She was Juan and Marsha’s sister. In 2008, unknown to Delia, Juan mortgaged the lot to Lipo Bank to secure a loan of P100,000.00. Because of failure to pay the loan, the bank extra-judicially foreclosed the property. When Delia learned of this, she asked Marsha to look for a buyer who would be willing to redeem the land from the bank and pay her what remained of the price.

Marsha found the buyer in Pedro (the brother of her son-in-law Isko) and his wife, Maria. They agreed to pay P1 million for the land, exclusive of taxes and fees, but deduct from it the amount they would


pay Lipo Bank to settle Juan’s loan. After they paid the bank, Juan executed a notarized deed of sale and delivered the title to them. Subsequently, however, Delia demanded through Juan more money from them but they refused to pay more, the sale having been consummated and the new title having been already issued.

5. Factual Issues

The factual issues in this case are:

(a) Whether or not the buyers of Lot 23, spouses Pedro and Maria, agreed with Juan (and Delia) to pay him the balance of the purchase price of P1,100,000.00, net of capital gains and documentary stamp taxes and other fees, after deducting what was paid the bank;

(b) Whether or not spouses Pedro and Maria paid Juan P100,000.00 short of the agreed price of P1,100,000.00 for the purchase of Lot 23; and

(c) Whether or not Juan’s complaint is baseless, inflicting moral damages upon spouses Pedro and Maria.

6. List of Witnesses

Juan will testify on related issues (a) and (b). Maria Santos will testify also on related issues (a) and (b). She will

also testify on issue (c).

7. Legal Issues

a. Assuming that Pedro and Maria breached their obligation to pay the full price of the sale to Juan, whether or not Juan is entitled to the annulment of that sale and to payment of moral and exemplary damages plus attorney’s fees;

b. Assuming that Juan’s suit is baseless and inflicted moral damages upon Pedro and Maria, whether or not they are entitled to their claims for moral and exemplary damages plus attorney’s fees.

SEVERINO R. SANDOVAL Presiding Judge


Model Case (Dela Cruz v. Santos)

Documents

Transcript of Model Case (Dela Cruz v. Santos)